Classification: Meeting Date: Meeting Namemoderngov.southwark.gov.uk/documents/s17356/Report...residential units comprising 6 x 1 bedroom, 7 x 2 and 1 x 3 bedroom flats, 1 disabled

Item No.

6.1

Classification: OPEN

Meeting Date: 16 March 2011

Meeting Name: Bermondsey Community Council

Report title:

Development Management planning application: Application 10-AP-1268 for: Full Planning Permission Address: 7 HOLYROOD STREET, LONDON, SE1 2EL Proposal: Amendments during the course of construction to consented and implemented planning permission 05-AP-2610: Demolition of existing triangular office extension, alteration of existing entrance lobby and erection of a new 6 storey building with office space (Class B1) on the ground floor and 11 flats on first to fifth floors (4 x 1 bed, 6 x 2 bed and 1 x 3 bedroom). Amendments to include reduction in ground floor office area; alterations to external appearance; extension of lift and stairs to top floor; relocation of refuse and bicycle storage.

Ward(s) or groups affected:

Riverside

From: Head of Development Management

Application Start Date 14 May 2010 Application Expiry Date 21 September 2010

RECOMMENDATION

1 Grant planning permission subject to a deed of variation to the S106 legal agreement associated with planning application 05-AP-2610.

BACKGROUND INFORMATION

2 3

Site location and description The application site is a vacant plot of land, previously used as a car park, located on the north western side and adjacent to Holyrood Street. The application site is designated in the Southwark Plan 2007 as: London South Central / Central Activity Zone, London Bridge Transport Development Area, Borough, Bermondsey and Rivers Archaeological Priority Zone, Air Quality Management Area, Strategic View (Wider Consultation zone), London Bridge opportunity area, London Bridge District Town Centre, Preferred Office Location, Strategic Cultural Areas. The site lies just outside of the/ Tooley Street Conservation Area.

4 Since the 2006 approval the site has been designated as falling within Flood risk zone 3.

Details of proposal

5 The application proposes amendments during the course of construction to

consented and implemented planning permission 05-AP-2610. This permission allowed demolition of existing triangular office extension, alteration of existing entrance lobby and erection of a new 6 storey building with office space on the ground floor and 11 flats (4 x 1 bed, 6 x 2 bed and 1 x 3 bedroom). The changes to the scheme are as follows:

Office floorspace on ground floor: 1. Reduced from 90 sqm to 84 sqm.

Design and appearance: 2. Extend the lift and common parts stairs to serve the top floor. The top floor front

elevation extension would present a detailed clock tower at the centre of the principle street elevation (Holyrood Street).

3. A reduction in the overall amount of glazing. Top floor: 4. Twelve panels of glazing on the top floor are to be replaced by solid insulated

panels. Rear elevation (Gibbons Rent): 5. The rear elevation winter gardens are to be replaced by windows with Juliet

balconies. 6. Windows on the rear elevation are to be modified to improve day lighting to

spaces. North elevation: 7. The large area of regulit cast glass to the offices on the north elevation in the

consented scheme is to be omitted, and three smaller windows substituted. 8. On the projecting windows substitute solid insulated panels are proposed for the

obscured glazing, to 2 of the 3 columns of windows. South elevation (Hollyrood Street): 6. The proposal introduces insulated spandrel panels in the format of the glazing, within the consented openings through the brickwork. The rhythm of the openings is unchanged. 7. Introducing 'brise soleil' to the top floor. 8. Installing sliding shutter units to the first to fourth windows.

Building accessibility: 9. Extend the lift and common parts stairs to serve the top floor.

Refuse storage: 10. Moving the refuse storage from the location on Holyrood Street around the

corner to the rear of the building.

Entrances 11. The alteration to the refuse storage allows for individual entrances to the ground

floor offices, the 11 flats and the existing offices within No. 7 Holyrood Street. 12. The bicycle storage area and an entrance to it has been relocated to Gibbons

Rents. 6

The applicant states that the revisions necessary in order to: • ensure that current Building Regulations can be satisfied; • improve the comfort and amenity value of the flats;

• improve the streetscape; • minimise impact on neighbouring property; and • ensure that the building is as energy efficient as practically possible.

Planning history

7 10/AP/3084: A Certificate of Lawfulness (Proposed) to establish that planning permission 05-AP-2610 for 'Demolition of existing triangular office extension, alteration of existing entrance lobby and erection of a new 6 storey building with office space on the ground floor and 11 flats (4 x 1 bed, 6 x 2 bed and 1 x 3 bedroom)' was commenced on 20 October 2009 was approved in December 2010.

8 05-AP-2610: Demolition of existing triangular office extension, alteration of existing entrance lobby and erection of a new 6 storey building with office space on the ground floor and 11 flats (4 x 1 bed, 6 x 2 bed and 1 x 3 bedroom) – approved subject to a S106 legal agreement in May 2006.

9 10 11 12 13 14 15

The following pre-commencement conditions were discharged between July and October 2009: 09-AP-0766: Details of facing materials pursuant to condition 2 of planning permission dated 14.11.06 (LBS Reg No:05-AP-2610) for demolition of existing triangular office extension, alteration of existing entrance lobby and erection of a new 6 storey building with office space on the ground floor and 11 flats (4 x 1 bed, 6 x 2 bed and 1 x 3 bedroom). 09-AP-0767: Details of typical wall section drawings pursuant to condition 3 of planning permission dated 14.11.06 (LBS Reg No:05-AP-2610) for demolition of existing triangular office extension, alteration of existing entrance lobby and erection of a new 6 storey building with office space on the ground floor and 11 flats (4 x 1 bed, 6 x 2 bed and 1 x 3 bedroom). 09-AP-1573: Details of archaeological works as required by Condition 4 of planning permission dated 14/11/06 - LBS Registration No 05-AP-2610 for demolition of existing triangular office extension, alteration of existing entrance lobby and erection of a new 6 storey building with office space on the ground floor and 11 flats (4 x 1 bed, 6 x 2 bed and 1 x 3 bedroom). 09-AP-1354: Details of a scheme showing the scope and arrangements of foundation design and all new groundworks which may have an impact on archaeological remains as required by Condition 5 of planning permission granted with Legal Agreement dated 14/11/2006 - LBS Registration No 05-AP-2610 for demolition of existing triangular office extension, alteration of existing entrance lobby and erection of a new 6 storey building with office space on the ground floor and 11 flats (4 x 1 bed, 6 x 2 bed and 1 x 3 bedroom). Planning permission (LBS. Reg. No: 05-AP- 1237) was refused on 14/09/2005 for demolition of existing triangular office extension, alteration of main pedestrian access into office building and erection of a new 5 storey apartment building attached to existing building with office space on ground floor with 6 X 1 bed and 6 X 2 bed and 1 X 3 bedroom flats, for the following reason: The proposed development, by virtue of its form and design would adversely impact on both the Tooley Street Conservation Area and the surrounding area; and the proposed building, due to its bulk, height and mass, and the relationship it would establish with the traditional setting of the adjacent buildings would adversely affect

16 17

the character, appearance and continuity of the Conservation Area. As such, the proposal is contrary to Polices E.2 - Urban Design, E.2.3 - Aesthetic Control, E.3.4 - Upgrading the Environment, and E.4.3 Proposals Affecting Conservation Areas of the Southwark Unitary Development Plan adopted July 1995; and Policies 3.2 - Protection of Amenity, 3.11 - Quality in Design, 3.12 - Design Statements, 3.15 - Conservation of The Historic Environment and 3.16 -Development in Conservation Areas of the Draft Southwark Plan (revised Unitary Development Plan), February 2005. Planning permission was granted on 15/08/2002 for installation of air conditioning units at basement level. Planning permission ref 0100639 was granted on 02/08/2001 for five storey extension to existing building for office use at car park adjacent to 7 Holyrood Street, SE1. It is understood that the height of this proposed building is very similar to the height of the 6 storey building approved under permission 05-AP-2610.

Planning history of adjoining sites

20 21 22

17-24 Magdalen Street (to the north west of the application site - this scheme has been built): 06-AP-0334: Erection of a part-four / part-five storey building containing 14 residential units comprising 6 x 1 bedroom, 7 x 2 and 1 x 3 bedroom flats, 1 disabled person car parking space and bicycle storage - granted April 2006. 14-16 Magdalen Street (to the west of the application site - this scheme has been built): 05-AP-0513: Erection of a six storey mixed use building consisting of 84.5 sq metres of office space on the ground floor with 14 residential units ranging from 1 - 3 bedrooms above with six off street car parking spaces and cycle parking - granted June 2005. (Cable night club) Railway Arches 6-11, Crucifix Lane (use commenced): 08/AP/1646: Change of use from disused railway arches to new night club/ bar/ entertainment space/ gallery to include front signage – planning permission 6 November 2008. Although the use has commenced the use is unauthorised as permission is subject to the completion of a Section 106 agreement, preventing future occupiers of the development from being able to obtain a parking permit. At the time of writing this report the S106 legal agreement has not yet been signed by the applicant.

KEY ISSUES FOR CONSIDERATION

Summary of main issues

23 The main issues to be considered in respect of this application are:

a) the principle of the development in terms of land use and conformity with strategic policies. b) whether the proposed external alterations would preserve or enhance the character or appearance of the area. c) the impact on the amenity of adjoining and surrounding residents within this vicinity, including future users/occupants of the new building and

d) cycle and refuse storage layout. d) the impact of one disabled car parking space (on street) on future occupiers and highway and pedestrian safety issues.

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Planning policy The Southwark Plan 2007(saved Policies) 1.1 Access to Employment Opportunities 1.3 Preferred Office Locations 3.2 Protection of Amenity 3.11 Efficient Use of Land 3.12 Quality in Design 3.13 Urban Design 3.16 Conservation Areas 3.19 Archaeology 4.2 Quality of Residential Accommodation 4.3 Mix of Dwellings 5.1 Locating Developments 5.3 Walking and cycling 5.5 Transport Development Areas 5.6 Car Parking Southwark’s Core Strategy was considered by an independent Inspector during an Examination in Public held in July 2010. The Inspector has issued his binding report and deemed the Core Strategy to be sound. His report was received on 28 January 2011 and it is likely that the Southwark will adopt the Core Strategy. Now the Inspector’s binding report has been received, the Core Strategy, together with the suggested changes by the Inspector carries considerable weight. In the period before the Core Strategy is formally adopted, whilst the Southwark Plan remains the relevant statutory development plan, where the Core Strategy suggests a different approach when determining a planning application, the Core Strategy is a significant material consideration that should be taken into account. The following Strategic Draft Core Strategy (2011) Policies are relevant: 1 Sustainable development 2 Sustainable transport 5 Providing new homes 6 Homes for people on different incomes 7 Family homes 12 Design and Conservation The proposed development does not comply with some of the above policies but given that the previously approved scheme has been implemented the applicant has not been asked to revise the proposal in order to be policy compliant, given that the scheme is very similar to that approved, with the amendments proposed largely a matter of detailed design.

Planning Policy Statements (PPS) 25

1: Delivering Sustainable Development 3: Housing 5: Planning for the Historic Environment 13: Transport

26

24: Planning and Noise 25: Development and Flood Risk Supplementary Planning Documents Residential Design Standards 2008

Principle of development

27 28

The principle of a mixed use commercial/ residential scheme in this location has been established by the approval of the previous scheme. The proposal complies with Policy 1.1 [Access to Employment Opportunities] as employment floorspace would be created and therefore more employment opportunities. Furthermore, the proposal complies with Policy 1.3 [Preferred Office Locations] as this policy is aimed at preventing loss of employment floorspace. The site was previously in use as a car park and is therefore not subject to any loss of employment use. The proposal would utilise an underused site/car park and provide additional commercial floor area. Although the proposed office floor space on the ground floor would reduce from 90 sqm in the approved scheme, to 79 sqm, there remains a net increase of 4 sqm compared to the 75 sqm within the existing triangular extension to the existing building which is to be demolished as part of the consented scheme. The applicant states that the local planning authority's stipulation in the previous approval was that the quantum of commercial floorspace must comprise an area equal to or greater than that which would be demolished. As the current application does provide more than 75 sqm there is no objection to the quantum of office floor space provided.

Environmental impact assessment (EIA)

29 The site area of 0.0187ha is well below the threshold of 0.5 ha. requiring the need for

an EIA or scoping opinion. No significant environment impacts would arise. Impact of proposed development on amenity of adjoining occupiers and

surrounding area

30 31

Cable nightclub opened at Railway Arches 6-11, Crucifix Lane in February 2009 - after approval of planning application 08/AP/1646 (subject to signing of S106) in November 2008. The application was for a change of use from disused railway arches to new night club/ bar/ entertainment space/ gallery. It should be noted that the nightclub application was approved after the previous approval for this site was given in 2006.

32 33 34

The nightclub is located in the arches to the south east of the application site and has a capacity of 1000 people and has a 24 hour license in place, 7 days a week and are currently open on the following days / nights (but with a 24hr license they can open anytime they wish): Wednesday: 2200 - 0300 Friday: 2200 - 0600 Saturday: 2200 - 0600 Sunday (morning): 0400 - 1300 The nightclub's main entrance is located in Bermondsey Street Tunnel and their smoking area (which is licensed to hold 100 people) is located on Holyrood Court (backing on to Holyrood Street). This is close to the development and is open for the duration of their events. Crowd noise occurs during these times and it is likely that it may be detrimental to the amenity of future occupiers of the proposed development.

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It is however unlikely to result to noise and disturbance of a level that would require alterations to the proposal as no complaints have been received by the Environmental Protection team from other residential units in the vicinity of the nightclub, a number of which are closer to the area than the application site. The manager of the nightclub did not raise an objection to the proposed development but advised that he envisages problems if their venue should wish to have Temporary Events Notice issued for outside events in the court area (as they have done in the past). If this is not allowed it would impact on the validity of their core business. As an application for a Temporary Events Notice falls outside of the remit of the local planning authority this in not a planning matter and it is the responsibility of the relevant department of the Council to assess and issue such a notice.

36 37

The previous application was approved prior to the approval of the (now built) adjoining buildings to the east and north east. The bulk of the current proposal is virtually identical to the approved scheme and apart from an increase in height to the railway line elevation, no other changes impacting on bulk are proposed. The current building has been designed to avoid overlooking in part (windows positions are very similar to those on the approved scheme), although new residential windows will be close to neighbouring windows in a development in Magdalen Street. It is not considered that the development now proposed will have an adverse effect on sun/daylighting/privacy to adjoining and surrounding occupants, over and above that of the approved scheme, although the close proximity of some windows fails to meet usual separation distances. All the proposed flats will have amenity space in the form of either private terraces or balconies. The amenity areas would be very similar to the 2006 scheme and would be of a satisfactory standard. The bedrooms would be located to the rear of the site whilst living and dining rooms and kitchens would be located on the southern elevation facing the railway line. This layout would be advantageous to future occupiers as it would ensure that bedrooms would be less exposed to noise nuisance from the adjacent railway and the nightclub further to the south east.

38 The proposal provides a mixture of 1, 2 & 3 bedroomed flats, with the majority of the the flats proposed being 2 bedrooms or more in size. The proposed flats meet the Council's minimum room size and floorspace standards. All the flats/ layouts are to accessibility standards and the proposal includes a lift to accommodate disabled persons. The proposed office space (Use Class B1) at ground floor level is considered acceptable and will marginally increase the existing employment floorspace on this site.

39 Neighbouring properties, particularly to the north and north west, raised concerns that the proposal would result in loss of sunlight and an existing view of the sky. Whilst the buildings that would be impacted were not built / completed when the previous 2006 scheme was approved, it is worthy to point out that part of the office building to be demolished, is exactly the same width and approximately 2 metres lower than the new building which will replace it. The open aspect enjoyed by neighbours also arises from the underuse of this site, which has a long history of being identified for development.

Impact of adjoining and nearby uses on occupiers and users of proposed development

40

The building to the north east at 17-24 Magdalen Street contains 14 residential units and the building at 14-16 Magdalen Street, to the north west of the site is a mixed use development containing offices and 14 residential units. These properties are very similar to the type of development proposed and would have no detrimental

41

impact on the proposed scheme. The impact of Cable nightclub, Railway Arches 6-11, is discussed in the amenity section above.

Traffic issues

42 43 44 45

One on-street disabled parking bay and one on-street servicing bay is proposed (unchanged from the 2006 scheme). There is no requirement to provide a service bay due to the limited commercial floor space proposed and given that the site has easy access to good public transport there is no requirement to provide a car parking space either. Furthermore, the parking and servicing bays are located on private land, outside the red line of the application site, and as the road is not adopted by the Council it is considered that it would not be expedient to require the provision thereof in a legal agreement or by condition. The residential cycle parking store has been relocated to be accessed from Gibbons Rents at the rear of the building. Although the residential cycle storage proposed is considered to be secure and weatherproof the location is not considered to be convenient due to the entrance to the residential element of the site at the front side of the building. Following advice from the transport officer a revised ground floor plan have been submitted which provides an additional access to the cycle store from the front of the building, through the residential entrance lobby. The revised ground floor plan retains an external rear door to the cycle store which also provide a more convenient route to the residential refuse store.

There were also concerns raised relating to the usability of the cycle storage proposed. However, following submission of more detail this issue has been resolved.

46 47 48

Commercial and residential refuse stores have been relocated to the rear and accessed via Gibbons Rents.

Given that the occupier/developer and the collection contractors have an agreeable method of refuse removal, the relocation of the store is considered acceptable. Furthermore, the provision of 2 Eurobins for 11 flats would provide adequate

Initially the bin storage location was not considered convenient for use by the residents as it is located at the rear and the pedestrian access is at the front of the building. However, the revised ground floor plan retains an external rear door to the cycle store which also provide a more convenient route to the residential refuse store.

Design issues

49 Although there are a number of elevational design changes there are no changes to the materials proposed, as approved under approval of details application reference number 09-AP-0766: Details of facing materials and sections pursuant to conditions 2 and 3 of the previously approved scheme.

50

The top floor front elevation extension with a detailed clock tower at the centre of the principle street elevation (Holyrood Street) and the reduction in the overall amount of glazing along this elevation is welcomed and it is considered that these alterations are improvements to the appearance of the 2006 scheme. The clock tower would be a sympathetic addition to the stair and lift elements which form a strong vertical structure that emphasises the transition from the older building form to the later four storey (ground plus 3 floors) extension to the north west.

51 52 53

It is considered that the replacement of the twelve panels of glazing on the top floor by solid insulated panels and the alterations to the rear / Gibbons Rent elevation comprising the replacement of winter gardens by windows with juliet balconies and modification of windows would be in keeping with the design principles of the building. The changes to the north and south elevations are considered to be relatively minor and that the cumulative impact on design would be positive. The height and massing would be very similar to the 2006 scheme and overall the design revisions of the proposed building is considered acceptable.

Impact on character and setting of a listed building and/or conservation area

54 The site adjoins the Tooley Sreet conservation area to the north and west. 55 56 57

'The impact of this proposal on the heritage asset - the Tooley Street conservation area and its setting - is considered against the requirements of PPS5 - Planning for the Historic Environment. Policy HE 9.4 of PPS5 – states that : "Where a proposal has a harmful impact on the significance of a designated heritage asset which is less than substantial harm, in all cases local planning authorities should: (i) weigh the public benefit of the proposal (for example, that it helps to secure the optimum viable use of the heritage asset in the interests of its long-term conservation) against the harm; and (ii) recognise that the greater the harm to the significance of the heritage asset the greater the justification will be needed for any loss." This proposal will result in minor external changes to the previously approved scheme and will have a nominal impact on the character and appearance of the conservation area. The harm to the significance of the conservation area therefore is modest. There is no loss of historic fabric and no impact on the viewer’s appreciation of the properties in the conservation area or its setting.

Impact on trees

58 There are no trees on the site or the vicinity of the site. Planning obligations (S.106 undertaking or agreement)

59 60

The following is an extract from the 2006 report: The applicant has agreed to make a make a financial contribution to the Council to fund various projects which are considered to be directly linked to the proposal. The monies agreed include the following: Education (£6,182), Open Space (£14,722), Public Realm (£14,490) and Transport (£2,500). A total contribution of £40, 391 (including administration costs).

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To date the only payment received by the local planning authority is £792.00 in July 2009 in relation to the administration costs, which were payable upon implementation. The contributions of £39,599 were due upon first occupation and have thus not yet been received. These contributions will remain payable under the original s106 agreement because the planning permission has been implemented.

The Deed of Variation which forms part of the current application does not replace the original s106 which states that the contributions are payable on occupation. For the avoidance of doubt the Deed of Variation includes a clause stating that the

63

contributions due under the original agreement have not yet been paid and will be due in accordance with the terms of the original s106 agreement.

It should be noted that the implemented scheme is a significant 'fall back' position. In many respect, the obligations offered would fail to comply with more up to date policies, particularly with respect to affordable housing (the threshold for provision having reduced to 10 units after the previous permission was granted). However, given the changes are largely restricted to amendments to the external appearance, and no additional floorspace over and above that already approved is proposed, it is not now considered appropriate to seek any further S106 obligations.

Sustainable development implications

64 The proposed mixed use development would increase employment opportunities and provide additional housing within the borough. No fundamental sustainability issues are raised.

Other matters

65 None identified. Conclusion on planning issues

66 The amount of replacement office floorspace proposed on the ground floor would

only be marginally less than the previously approved scheme and would be policy compliant. The external alterations would be acceptable in terms of design and appearance and would not have a significant impact on the bulk of the proposed building. There is no objection to the relocation and quantity of the refuse and cycle storage facilities.

Community impact statement

In line with the Council's Community Impact Statement the impact of this application

has been assessed as part of the application process with regard to local people in respect of their age, disability, faith/religion, gender, race and ethnicity and sexual orientation. Consultation with the community has been undertaken as part of the application process.

a) The impact on local people is set out above. b) The following issues relevant to particular communities/groups likely to be

affected by the proposal have been identified as: none. c) The likely adverse or less good implications for any particular communities/groups

have been also been discussed above. Specific actions to ameliorate these implications are: none.

Consultations

Details of consultation and any re-consultation undertaken in respect of this

application are set out in Appendix 1.

Consultation replies

Details of consultation responses received are set out in Appendix 2.

Summary of consultation responses

Environmental Protection Team Report - This team reports no objections to the proposals but asked for a number conditions to be applied. Archaeology Officer: Recommended that permission be granted subject to the standard archaeological condition to any development at this site to secure the provision of an archaeological watching brief during groundworks on site. Waste Management: Advised that their role is to monitor the Council's waste contract and they do not comment on planning applications. The Environment Agency: No objections to the proposed application subject to a flood risk condition. Metropolitan Police: No objection. Transport Team: Raised concerns with regard to cycle parking and refuse storage areas. These were resolved through submission of revised plans. 3 neighbour objections raising amenity issues; letter from the nightclub.

Human rights implications

This planning application engages certain human rights under the Human Rights Act 2008 (the HRA). The HRA prohibits unlawful interference by public bodies with conventions rights. The term ’engage’ simply means that human rights may be affected or relevant.

This application has the legitimate aim of providing a mixed use development. The rights potentially engaged by this application, including the right to a fair trial and the right to respect for private and family life are not considered to be unlawfully interfered with by this proposal.

SUPPLEMENTARY ADVICE FROM OTHER OFFICERS

Strategic Director of Communities, Law & Governance

None

BACKGROUND DOCUMENTS Background Papers Held At Contact Site history file: TP/66-7 Application file: 10-AP-1268 Southwark Local Development Framework and Development Plan Documents

Regeneration and Neighbourhoods Department 160 Tooley Street London SE1 2TZ

Planning enquiries telephone: 020 7525 5403 Planning enquiries email: [email protected]

.uk Case officer telephone: 020 7525 5457 Council website: www.southwark.gov.uk

APPENDICES

No. Title Appendix 1 Consultation undertaken Appendix 2 Consultation responses received Appendix 3 Neighbour consultee list

AUDIT TRAIL Lead Officer Alison Brittain, Team Manager Development Control

Report Author Andre Verster, Team Leader Team East

Version Final

Dated 2 February 2011

Key Decision No

CONSULTATION WITH OTHER OFFICERS / DIRECTORATES / EXECUTIVE MEMBER Officer Title Comments Sought Comments included

Strategic Director of Communities, Law & Governance

No No

Strategic Director of Regeneration and Neighbourhoods

No No

Strategic Director of Environment and Housing

No No

Date final report sent to Constitutional Team 3 March 2011

APPENDIX 1

Consultation undertaken

Site notice date: 25 June 2010

Press notice date: 1 July 2010

Case officer site visit date: 7 September 2010

Neighbour consultation letters sent: 29 June 2010

Internal services consulted:

Environmental Protection Team Archaeological Officer Waste Management

Access Officer Conservation & Design Team

Statutory and non-statutory organisations consulted:

Environment Agency Metropolitan Police Neighbours consulted:

See appendix 3.

Local groups consulted None.

Re-consultation:

N/a.

APPENDIX 2

Consultation responses received

Internal services

Environmental Protection Team: Environmental Protection Team Report- This team reports no objections to the proposals but would ask for the following conditions to be applied: Potentially Contaminated Land Contaminated land general 1. Unless otherwise agreed by the Local Planning Authority, development other than that required

to be carried out as part of an approved scheme of remediation must not commence until conditions 6, 7 and 8 have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition 4 has been complied with in relation to that contamination.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy 3.1 Environmental effects of the adopted Southwark Plan 2007 and PPS 23.

Site Characterisation 2. An investigation and risk assessment, in addition to any assessment provided with the planning

application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

(i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to:

1 • human health, 2 • property (existing or proposed) including buildings, crops, livestock, pets, woodland and service

lines and pipes, 3 • adjoining land, 4 • groundwaters and surface waters, 5 • ecological systems, 6 • archaeological sites and ancient monuments;

(iii) an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.


Submission of Remediation Scheme

1. A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy 3.1 Environmental effects of the adopted Southwark Plan 2007 and PPS 23. Implementation of Approved Remediation Scheme 2. The approved remediation scheme must be carried out in accordance with its terms prior to the

commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.


Reporting of Unexpected Contamination 3. In the event that contamination is found at any time when carrying out the approved

development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition 1, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 2, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 3.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy 3.1 Environmental effects of the adopted Southwark Plan 2007 and PPS 23. Environmental Impact of Demolition and Construction Environmental Management Plan Condition: 4. The development shall not commence until details of an Environmental Management Plan has

been submitted to, and approved in writing by the Local Planning Authority for that part of the development. The Environmental Management Plan shall oblige the applicant, or developer and its contractor to use all best endeavours to minimise disturbances including but not limited to noise, vibration, dust, smoke and plant emissions emanating from the site during demolition and construction and will include the following information for agreement

• A detailed specification of demolition and construction works at each phase of development including consideration of environmental impacts and the required remedial measures.

• The specification shall include details of the method of piling. • Engineering measures, acoustic screening and the provision of sound insulation required

mitigating or eliminating specific environmental impacts. • Arrangements for publicity and promotion of the scheme during construction. • A commitment to adopt and implement of the ICE Demolition Protocol and Considerate

Contractor Scheme registration. All demolition and construction work shall be undertaken in strict accordance with the approved management scheme and code of practice, unless otherwise agreed in writing by the Local Planning Authority.

Reason To ensure that and occupiers of neighbouring premises do not suffer a loss of amenity by reason of pollution and nuisance in accordance with Policies 3.1 ‘Environmental Effects’ and 3.2 ‘Protection of Amenity’ of The Also because of the location to the railway we recommend that the following condition is applied; Control of Noise and Vibration Affecting Residential Premises Internal ambient noise levels- preferred standard Condition 5. All residential premises shall be designed to attain the following internal noise levels:

Bedrooms- 30dB LAeq,T* and 45dB LAfmax Living rooms- 30dB LAeq, T* A test shall be carried out after completion but prior to occupation to show that the criteria above have been met and the results submitted to the Local Planning Authority for approval.

*T- Night-time 8 hours between 23:00-07:00 and daytime 16 hours between 07:00-23:00. Reason To ensure that the occupiers and users of the proposed development do not suffer a loss of amenity by reason of excess noise from environmental and transportation sources in accordance with Policy 3.2 ‘Protection of Amenity’ of the Southwark Plan 2007 and PPG 24: Planning and Noise. Internal ambient noise levels Condition 6. All residential premises shall be designed to attain the following internal noise levels:

Bedrooms- 30dB LAeq,T* and 45dB LAfmax Living rooms- 35dB LAeq, T* A test shall be carried out after completion but prior to occupation to show that the criteria above have been met and the results submitted to the Local Planning Authority for approval.

*T- Night-time 8 hours between 23:00-07:00 and daytime 16 hours between 07:00-23:00. Reason To ensure that the occupiers and users of the proposed development do not suffer a loss of amenity by reason of excess noise from environmental and transportation sources in accordance with Policy 3.2 ‘Protection of Amenity’ of the Southwark Plan 2007 and PPG 24: Planning and Noise. External ambient noise levels- preferred standard Condition 7. External amenity areas shall be designed to attain the following noise level: 50dB LAeq, 16hr†

A test shall be carried out after completion but prior to occupation to show that the criterion above has been met and the results submitted to the Local Planning Authority for approval. †- 16 Hours between 07:00-23:00

Reason To ensure that the occupiers and users of the proposed development do not suffer a loss of amenity

by reason of excess noise from environmental and transportation sources in accordance with Policy 3.2 ‘Protection of Amenity’ of the Southwark Plan 2007 and PPG 24: Planning and Noise. External ambient noise levels Condition 8. External amenity areas shall be designed to attain the following noise level: 55dB LAeq, 16hr†

A test shall be carried out after completion but prior to occupation to show that the criterion above has been met and the results submitted to the Local Planning Authority for approval. †- 16 Hours between 07:00-23:00

Reason To ensure that the occupiers and users of the proposed development do not suffer a loss of amenity by reason of excess noise from environmental and transportation sources in accordance with Policy 3.2 ‘Protection of Amenity’ of the Southwark Plan 2007 and PPG 24: Planning and Noise. Finally the area is within an air quality management area and this department would like the following condition to be considered; Residential Premises- Air Quality Protection of occupiers of the development from poor air quality Condition 9. Prior to the commencement of building works on site, a report detailing steps to minimise the

development’s future occupiers’ exposure to air pollution shall be submitted to and approved by the Local Planning Authority. Any scheme approved is to be completed prior to occupation of the development and shall be permanently maintained thereafter.

Reason To ensure that end users of the premises do not suffer a loss of amenity by reason of pollution in accordance with Policy 3.2 ‘Protection of Amenity’ of the Southwark Plan 2007 and PPG23- Planning and Pollution Control

Archaeological Officer:

Request that the LPA apply the standard archaeological condition to any development at this site to secure the provision of an archaeological watching brief during groundworks on site. Recommend the following wording be used: Archaeological Mitigation - Before any work hereby authorised begins, the applicant shall secure the implementation of a programme of archaeological mitigation works in accordance with a written scheme of investigation, which shall be submitted to and approved in writing by the Local Planning Authority. Reason: In order that the details of the programme of works for the archaeological mitigation are suitable with regard to the impacts of the proposed development and the nature and extent of archaeological remains on site in accordance with policy 3.19 of the Southwark Plan 2007.

Waste Management: Advised that their role is to monitor the Council's waste contract and they do not comment on planning applications.

Conservation and Design team: No objection to the proposed design changes as it is considered that the changes are positive amendments to the consented scheme and that they are enhancements that will make the original design more interesting (subject to consistency of materials and

detailing).

Transport team: Cycle storage

Policy 5.3 (Cycle Storage)

The residential cycle parking store has been relocated to be accessed from Gibbons Rents at the rear of the building.

Policy 5.3 of the Southwark Plan states that cycle storage must be convenient, secure and weatherproof.

For reasons of convenience and security, cycle storage must be of dimensions as stated in Manual for Streets, sections 8.2.21-8.2.24 and should comply with best practice guidance.

The residential cycle storage proposed is considered to be secure and weatherproof. However the location is not considered to be convenient due to the entrance to the residential element of the site at the front side of the building. We believe it would be appropriate to provide access to the cycle store from the front of the building, adjacent to or through the normal residential entrance lobby. It seems from the plans that this could easily be achieved by minor amendment to the location of the accessible WC to create a passage between the entrance lobby and cycle store. Retaining an external rear door to the cycle store would also provide a more convenient route to the refuse store, although residents would still need to go outside.

There are also concerns relating to the usability of the cycle storage proposed. The cycle racks are very close together and the type of stands proposed make the locking of bikes difficult for users should all the racks be in use. In addition, it seems from the drawings that the stands are not particularly secure as it seems to be possible to secure only the front wheel of the bike to the stand, leaving the frame and rear wheel vulnerable. Racks should comply with guidance mentioned above.

The transport team require that plan(s) and information are submitted to the Transport Group for approval showing workable cycle storage which has a convenient access through the building and has racks which are secure and accessible to all users in line with the guidance mentioned above.

Servicing and refuse vehicle access

Commercial and Residential refuse stores have been relocated to the rear and accessed via Gibbons Rents.

It has been noted that the applicant has received previous advice from the Council waste team on the distance of wheeling lengths. The Council stated that is preferential that bins are wheeled 12meters (maximum standards 10meters) rather than having the refuse vehicle reverse down Gibbons Rents. In addition the neighbour has set a precedent as their bin store is located opposite side of the road on Gibbons Rents and was granted permission.

Email correspondence supplied with the application shows that the waste collector contractors have agreed to collect the bins as long as the bins are available on the junction on collection day. Therefore considering the occupier/developer and the collection contractors have an agreeable method then the relocation of the store is considered acceptable.

The bin storage location is not considered convenient for use by the residents as it is located at the rear and the pedestrian access is at the front of the building. As mentioned above in the cycle parking section, the implementation of the passage

through the building into the cycle store and onto Gibbons Rents will aide access for the residents through the building to the amenities at the rear.

Statutory and non-statutory organisations

Environment Agency

The Environment Agency has no objections to the proposed application subject to the following flood risk condition. Flood Risk The proposed development will only be acceptable if the following measure(s) as detailed in the Flood Risk Assessment carried out by Lanmor Consulting with reference no: KL/ml/070058/FD02 dated 22/06/2010 submitted with this application are implemented and secured by way of a planning condition on any planning permission. Condition: The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) carried out by Lanmor Consulting with reference no: KL/ml/070058/FD02 dated 22/06/2010 and the following mitigation measures detailed within the FRA: 1. Only ‘Less Vulnerable’ uses will be constructed on the ground floor of the development. 2. Safe refuge access from the ground floor levels to higher levels should be maintained at all times to allow the future building users to be safe at all time in the event of a flood 3. Finished floor levels are set no lower than 4.1 m above Ordnance Datum (AOD). Reason:

1. To ensure safety of the future occupants of the proposed development. 2. To ensure safety of the future occupants of the proposed development. 3. To reduce the risk of flooding to the proposed development and future

occupants.

The Environment Agency requires decision notice details for this application, in order to report on their effectiveness in influencing the planning process. Requested that the LPA email decision notice details to: [email protected] or to post a copy.

Metropolitan Police: Adhering to principles of Secured by Design - no objection.

Neighbours and local groups Three letters of objection have been received raising the following concerns:

(Railway Arches 6-11, Crucifix Lane) Unit 3 Holyrood Court: Correspondence from the manager of a nightclub at the aforementioned address has been received raising issues - however objection subsequently withdrawn.

9 Kamen House, 17-21 Magdalen Street:

Opposes the proposal as it would compromise the quality of life of the occupiers of flat 9. The windows of the above flat faces onto Gibbons Rent (to the south). The flat was bought for two reasons, privacy and and the amount of sunlight. The proposed balconies opposite the windows of No. 9 would decrease privacy and lead to an increase in noise levels. When windows are open sound resonates very loudly in Gibbons Rent. Late afternoon and evening is the time the sun comes into the flat along the south and east of Gibbons Rent. The height and length of the proposed building would cut out all the direct sunlight and little view of the sky there is at the moment. There are also concerns about the placement of the rubbish store in Gibbons Rent. There is already a bin store in Gibbons Rent in the Copper building and the smells of which have been wafting into the flat in the high (summer) temperatures. By moving the bin store to Gibbons Rent you are increasing the negative impact on the street the flat at No. 9 and many other flats overlook. Flat 8 Kamen House, 17-21 Magdalen Street: The above flat is at the rear of Magdalen Street and overlooks Gibbons Rents / 7 Holyrood Street. Since the original planning application granted in 2006, residential and office units now occupy the site opposite 7 Holyrood Street. The current submission appears to take little account of these residents and workers. There are particular concerns about moving the residential and commercial refuse stores from Holyrood Street to Gibbons Rents, raising issues such as smells, waste, disturbance and noise. The claim that the proposed development would 'minimise impacts on neighbouring properties' is rejected. Europlex Resources Ltd. - owners of the freehold of the neighbouring building (to the west) along Magdalen Street: Concerned that the proposal is pursuant to the consented and apparently implemented permitted scheme 05-AP-2610. The earlier permission was issued 14 November 2006 and the first condition attached to it required 'development hereby permitted shall be begun before the end of three years from the date of this permission. The discrepancy in the application is that the aformentioned permission has in fact expired. Although it is understood that the landowner managed to discharge their conditions within the (3 year) time period Part III, Section 56(2) of the Town and Country Planning Act 1990 states that 'development shall be taken to be begun on the earliest date on which any material operation comprised in the development begins to be carried out.' The definition of 'material operation' is made clear within Part III, Section 56(4) of the Act and comprises a total of 5 sub sections none of which are applicable to the application site. A photograph of the site, taken on 20 July 2010, was attached (on file) which, in the opinion of the objector, demonstrates that no material operations have taken place.

APPENDIX 3 Neighbour Consultee List

TP No TP/66-7 Site 7 HOLYROOD STREET, LONDON, SE1 2EL App. Type Full Planning

Permission

Date Printed

Address

29/06/2010 102A TOOLEY STREET LONDON SE1 2TH 29/06/2010 34 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 LION COURT 28 MAGDALEN STREET LONDON SE1 2EN 29/06/2010 27 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 28 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 30 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 32 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 33 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 36 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 38 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 39 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 41 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 43 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 44 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 46 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 48 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 49 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 51 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 52 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 54 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 1-5 BERMONDSEY STREET LONDON SE1 2ER 29/06/2010 152 TOOLEY STREET LONDON SE1 2TU 29/06/2010 19 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 112-114 TOOLEY STREET LONDON SE1 2TH 29/06/2010 1 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 3 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 5 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 6 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 8 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 11 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 12 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 14 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 16 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 17 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 108-110 TOOLEY STREET LONDON SE1 2TH 29/06/2010 25 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 14 BERMONDSEY STREET LONDON SE1 2EG 29/06/2010 17 BERMONDSEY STREET LONDON SE1 2EQ 29/06/2010 21 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 22 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 5 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 RAILWAY ARCH 899 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 BASEMENT 7 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 BASEMENT 9 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 FIRST FLOOR 9 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 GROUND FLOOR 9 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 FIRST FLOOR AND SECOND FLOOR 130-132 TOOLEY STREET LONDON SE1 2TU 29/06/2010 THIRD FLOOR 7 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 FIRST FLOOR 136-148 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FOURTH FLOOR 7 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 FLAT 2 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 4 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 10 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 12 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 14 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 16 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 18 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 20 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 22 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 14 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 8 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 5 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 7 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 26 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 28 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 30 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH

29/06/2010 BASEMENT AND GROUND FLOOR 106 TOOLEY STREET LONDON SE1 2TH 29/06/2010 FIRST FLOOR 122 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 24 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 26 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 29 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 12 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 6 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 8 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 10 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 8 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 12 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 15 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 17 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 21 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 23 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 31 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 33 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 35 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 1 LION COURT 28 MAGDALEN STREET LONDON SE1 2EN 29/06/2010 FLAT 2 98 TOOLEY STREET LONDON SE1 2TH 29/06/2010 FLAT 4 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 THIRD FLOOR SHAND HOUSE 14-20 SHAND STREET LONDON SE1 2ES 29/06/2010 FLAT 20 LION COURT 28 MAGDALEN STREET LONDON SE1 2EN 29/06/2010 FLAT 1 98 TOOLEY STREET LONDON SE1 2TH 29/06/2010 UNIT 5 RAILWAY ARCHES 885 AND 886 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 UNIT 4 RAILWAY ARCHES 887 AND 888 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 FIRST FLOOR 134 TOOLEY STREET LONDON SE1 2TU 29/06/2010 GROUND FLOOR SHAND HOUSE 14-20 SHAND STREET LONDON SE1 2ES 29/06/2010 SECOND FLOOR SHAND HOUSE 14-20 SHAND STREET LONDON SE1 2ES 29/06/2010 BASEMENT SHAND HOUSE 14-20 SHAND STREET LONDON SE1 2ES 29/06/2010 UNIT 1 RAILWAY ARCHES 893 AND 894 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 BASEMENT TO FIRST FLOOR 150-152 TOOLEY STREET LONDON SE1 2TU 29/06/2010 BASEMENT AND GROUND FLOOR 98 TOOLEY STREET LONDON SE1 2TH 29/06/2010 REAR OF 116-118 TOOLEY STREET LONDON SE1 2TH 29/06/2010 THIRD FLOOR 134 TOOLEY STREET LONDON SE1 2TU 29/06/2010 PART THIRD FLOOR WEST 136-148 TOOLEY STREET LONDON SE1 2TU 29/06/2010 PART FOURTH FLOOR 136-148 TOOLEY STREET LONDON SE1 2TU 29/06/2010 KAMEN HOUSE 23 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 GROUND TO THIRD FLOORS 22 SHAND STREET LONDON SE1 2ES 29/06/2010 10 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 SECOND FLOOR 134 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FIRST FLOOR SECOND FLOOR THIRD FLOOR FLAT 106 TOOLEY STREET LONDON SE1 2TH 29/06/2010 FLAT 2 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 5 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 7 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 9 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 11 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 14 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 RAILWAY ARCHES 895 AND 896 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 102 TOOLEY STREET LONDON SE1 2TH 29/06/2010 2 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 4 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 7 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 9 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 13 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 15 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 18 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 20 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 23 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 24 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 26 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 29 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 31 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 35 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 37 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 40 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 42 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 45 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 47 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 50 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 53 OXFORD DRIVE LONDON SE1 2FB 29/06/2010 RAILWAY ARCHES 897 AND 898 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 BASEMENT AND GROUND FLOOR 7-25 BERMONDSEY STREET LONDON SE1 2WQ 29/06/2010 UNIT 7 RAILWAY ARCHES 881 882 882W HOLYROOD STREET LONDON SE1 2EL 29/06/2010 SECOND FLOOR 9 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 BASEMENT 22 SHAND STREET LONDON SE1 2ES 29/06/2010 BASEMENT AND GROUND FLOOR 130-132 TOOLEY STREET LONDON SE1 2TU 29/06/2010 THIRD FLOOR AND FOURTH FLOOR 130-132 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FOURTH FLOOR 9 HOLYROOD STREET LONDON SE1 2EL

29/06/2010 SECOND FLOOR 136-148 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 1 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 3 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 5 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 6 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 7 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 9 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 11 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 13 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 15 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 17 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 19 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 21 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 23 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 BASEMENT TO THIRD FLOOR 8 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 FLAT 25 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 27 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FLAT 29 KAMEN HOUSE 17-21 MAGDALEN STREET LONDON SE1 2RH 29/06/2010 FOURTH FLOOR SHAND HOUSE 14-20 SHAND STREET LONDON SE1 2ES 29/06/2010 FLAT 1 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 2 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 3 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 5 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 7 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 9 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 11 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 13 ST LUKES COURT 124-126 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 6 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 9 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 13 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 16 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 18 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 22 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 25 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 27 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 30 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 32 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 3 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 36 LION COURT 12 SHAND STREET LONDON SE1 2EP 29/06/2010 FLAT 2 LION COURT 28 MAGDALEN STREET LONDON SE1 2EN 29/06/2010 FLAT 10 LION COURT 28 MAGDALEN STREET LONDON SE1 2EN 29/06/2010 FLAT 11 LION COURT 28 MAGDALEN STREET LONDON SE1 2EN 29/06/2010 FLAT 19 LION COURT 28 MAGDALEN STREET LONDON SE1 2EN 29/06/2010 FLAT 28 LION COURT 28 MAGDALEN STREET LONDON SE1 2EN 29/06/2010 104B TOOLEY STREET LONDON SE1 2HT 29/06/2010 FIRST FLOOR AND SECOND FLOOR FLAT 114 TOOLEY STREET LONDON SE1 2TH 29/06/2010 SECOND FLOOR AND THIRD FLOOR FLAT 98 TOOLEY STREET LONDON SE1 2TH 29/06/2010 UNIT 3 RAILWAY ARCHES 889 AND 890 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 UNIT 2 RAILWAY ARCHES 891 AND 892 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 FIRST FLOOR SHAND HOUSE 14-20 SHAND STREET LONDON SE1 2ES 29/06/2010 BASEMENT AND GROUND FLOOR 104 TOOLEY STREET LONDON SE1 2TH 29/06/2010 BASEMENT AND GROUND FLOOR REAR 134 TOOLEY STREET LONDON SE1 2TU 29/06/2010 PART GROUND FLOOR FRONT 134 TOOLEY STREET LONDON SE1 2TU 29/06/2010 BASEMENT 136-148 TOOLEY STREET LONDON SE1 2TU 29/06/2010 PART GROUND FLOOR 136-148 TOOLEY STREET LONDON SE1 2TU 29/06/2010 PART THIRD FLOOR EAST 136-148 TOOLEY STREET LONDON SE1 2TU 29/06/2010 PART FOURTH FLOOR AND FIFTH FLOOR 136-148 TOOLEY STREET LONDON SE1 2TU 29/06/2010 PART GROUND FLOOR 148 TOOLEY STREET LONDON SE1 2TU 29/06/2010 SECOND FLOOR 150-152 TOOLEY STREET LONDON SE1 2TU 29/06/2010 GROUND FLOOR 122 TOOLEY STREET LONDON SE1 2TU 29/06/2010 FLAT 1 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 3 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 4 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 6 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 8 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 10 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 12 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 13 MORE COPPER HOUSE 14-16 MAGDALEN STREET LONDON SE1 2RU 29/06/2010 FLAT 3 100 TOOLEY STREET LONDON SE1 2TH 29/06/2010 THIRD FLOOR 9 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 UNIT 6 RAILWAY ARCHES 883 AND 884 HOLYROOD STREET LONDON SE1 2EL 29/06/2010 FLAT 1 100 TOOLEY STREET LONDON SE1 2TH 29/06/2010 FLAT 2 100 TOOLEY STREET LONDON SE1 2TH 29/06/2010 128 TOOLEY STREET LONDON SE1 2TU 29/06/2010 96 TOOLEY STREET LONDON SE1 2TH 20/06/1837 9 KAMEN HOUSE 17-21MAGDALEN STREET LONDON SE1 2RH 20/06/1837 55 Baker Street London W1U 8AN