Section 1 – Site Location Map

Site address 1A Brailsford Road London SW2 2TB

Ward Tulse Hill

Proposal Approval of details pursuant to condition 3 (details of external materials) and condition 4 (detailed design drawings scale 1:20) of planning permission ref: 13/04440/FUL (Demolition of existing industrial building and redevelopment of the site involving the erection of a 3 storey building with roof level accommodation to provide two dwellinghouses (1 x 4 bedroom dwelling and 1 x 5 bedroom) with associated car and cycle parking, refuse storage and amenity space.) Granted on 30.05.2014

Application type Approval of Details

Application ref 14/02830/DET and 14/02947/DET

Validation date 4.6.2014

Case officer details Name: Kathryn Moran Tel: 020 7926 1204Email: kmoran@lambeth.gov.uk

Applicant Vision Homes

Agent Ms Frankie PyeOSM Architects

Considerations/constraints Conservation Area (Brockwell Park and Brixton Water Lane)Streets Under Conversion Stress

Approved plans Condition 3:

Schedule of external materials; Manufacturers’ specifications; Drawing Nos. PCO4H; PC03; Samples of Terca Heritage Yellow brick; Icopal built up roofing felt (green mineral); Redland natural slate (blue/grey); Rheinzink zinc tiles (Graphite grey); Alumasc aluminium rainwater system (Ral 9005 ‘jet black’)

Condition 4:

PC03; PC04; PC04 F 32BR-01; 02; 03; 04; 05; 06; Unnumbered drawing showing details of dormer window

Recommendation(s) A: Approve details pursuant to Condition 3 B: Approve details pursuant to Condition 4

Consultation

Department(s) or Organisation(s) Consulted? (y/n)

Date response received

Comments summarised in report? (y/n)

InternalConservation & Urban Design Y 4.7.14 YArboricultural Officer Y 17.7.14 Y

Background Papers

Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

1 Summary of Main Issues

1.1 The main issue involved in these discharge of conditions applications is:

Whether the detailed design of the approved development and the proposed materials are acceptable and appropriate in this location.

2 Site Description

2.1 The application site relates to a plot of land containing a vacant single storey brick workshop and two temporary buildings located within the Tulse Hill Ward. The applicant has indicated that the site was previously used by an antiques restoration company dating back to 2005.

2.2 The application site is bounded by the rear gardens of Nos. 46 and 48 Brixton Water Lane to the north and Nos. 7 to 13 Arlingford Road to the west. To the east, the application site adjoins Brockwell Park. To the south, the application site faces the side flank wall of 1 Brailsford Road. The surrounding area is mainly residential and is characterised by two/three storey terraced housing.

2.3 The northern and eastern edges of the site form the boundary of two Conservation Areas. To the east is Brockwell Park and to the north is Brixton Water Lane Conservation Area. The two houses to the north of the site, nos. 46 and 48 Brixton Water Lane, are Grade II listed buildings and are located within the Brixton Water Lane Conservation area.

3 Planning History

3.1 The relevant planning history for the property is as follows:

3.2 Planning application for demolition of existing industrial building and redevelopment of the site involving the erection of a 3 storey building with roof level accommodation to provide two dwellinghouses (1 x 4 bedroom dwelling and 1 x 5 bedroom) with associated car and cycle parking, refuse storage and amenity space. (ref: 13/04440/FUL) was presented to Planning Application Committee on 11 March 2014 where members resolved to grant permission, subject to successful completion of a S106 agreement.

Planning permission GRANTED on 30 May 2014.

Figure 1: Approved West Elevation

Figure 2: Approved East Elevation (Brockwell Park)

4 Proposal

4.1 Two applications have been submitted for the approval of details pursuant to condition 3; details of external materials, and condition 4; detailed design drawings scale 1:20.

4.2 Condition 3 states:

‘No development shall take place until detailed drawings, samples and a schedule of materials to be used in the elevations within the scheme hereby permitted are submitted to and approved in writing by the Local Planning Authority (to be referred to the Council's Planning Applications Committee) and this condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To ensure a high quality standard of development and to safeguard and enhance the visual amenities of the locality in accordance with Policies

31, 33, 38, 39, 45 and 47 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (January 2011).’

4.3 Condition 4 states:

‘No development works shall take place until detailed drawings (scale of 1:20) to confirm the detailed design and materials of the:

a) facing materials b) hard and soft landscaping c) windows including reveals (elevations, plans and sections 1:20; 1:5) d) front entrances and gate e) location of rain water pipes (including material and colour)

are submitted to and approved in writing by the Local Planning Authority (to be referred to the Council's Planning Applications Committee) and this condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To ensure a high quality standard of development and to safeguard and enhance the visual amenities of the locality in accordance with Policies 31, 33, 38, 39, 45 and 47 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (January 2011).’

4.4 The minutes from the Planning Committee Meeting when the planning application for this site (ref: 13/04440/FUL) was considered indicate that members of the Committee considered that the finer details on the facades were not apparent from the drawings and it was hard to make a decision on the basis of the drawings available. The Committee resolved to grant planning permission subject to a condition to require details of materials to be submitted and approved by Planning Applications Committee.

4.5 The samples and details of the materials submitted to discharge condition 3 are summarised in the table below:

Windows Detail Bespoke traditional sliding sash window painted white.Munster Heritage timber casement window to dormer painted white.

Doors Entrance doorPatio door

DetailDetail

Munster Heritage glazed entrance door painted white.Munster Heritage glazed patio doors painted white.

Facing Brick Sample Terca Heritage Bermondsey Yellow brick. Yellow stock brick with a ‘reclaimed’ appearance.

Roof

Pitched RoofFlat roof

SampleDetail

Redland natural slate. Spanish slate with a blue grey finish Icopal felt roofing – ‘green mineral’. Torch applied.

Dormer Cladding

Sample Rheinzink tiles, dark graphite grey with a matt finish.

Rainwater goods

Sample Alumasc aluminium rainwater system with heritage moulded gutters and square pipes. Jet black.

Canopy Detail Forticrete rectangular column, reconstituted Portland stone

4.6 The applicant has also provided detailed drawings of hard and soft landscaping; window reveals and front entrance gates to discharge condition 4.

5 Consultation

External Consultations

5.1 There is no statutory requirement to consult residents or other stakeholders with regard to applications seeking to discharge conditions. As such, no external consultations were carried out for this application.

Internal Consultation

5.2 Conservation & Urban Design – No Objection.

5.3 Arboricultural Officer – No objection

6 Planning Policy Considerations

National Guidance

6.1 Central Government guidance is contained in the National Planning Policy Framework (NPPF), which was published on the 27th March 2012. This replaced all Planning Policy Statements (PPSs) and Planning Policy Guidance Notes (PPGs) that preceded it and, sets out the Government’s planning policies for England and how these are expected to be applied.

6.2 The NPPF reinforces the Development Plan led system. The NPPF takes precedence where the local plan is ‘absent, silent or relevant policies are out-of-date’. The NPPF must now be taken into account in the preparation of local and neighbourhood plans and, is a material consideration in planning decisions.

6.3 It should be noted that the NPPF requires local planning authorities to apply the presumption in favour of sustainable development when assessing and determining development proposals.

The London Plan 2011

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

6.5 The following policies of the London Plan are considered relevant to this application:

Policy 3.5 Quality and Design of Housing DevelopmentsPolicy 7.4 Local CharacterPolicy 7.6 Architecture

Local Development Framework (LDF): Core Strategy January 2011

6.6 The following policies in the Lambeth LDF Core Strategy are considered relevant to this application:

Policy S1 Delivering the Vision and Objectives Policy S9 Quality of the Built Environment

Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5th August 2010.

6.7 The following policies within the Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011, are considered relevant to this application:

Policy 33 Policy 47

Building Scale and DesignConservation Areas

7 Conservation and Design

7.1 Core Strategy Policy S9(a) seeks the highest quality of design in all new buildings. Saved UDP Policy 33 states that all new development should be of a high quality design and contribute positively to its surrounding area. Paragraph (e) of Policy 33 relates to ‘materials’ and states that buildings should employ materials of high quality and durability that are of compatible or complementary colour and texture to each other. Furthermore, Saved UDP Policy 47 relates to conservation areas and seeks development that preserves or enhances the character or appearance of a conservation area.

7.2 Officers consider that the samples submitted are appropriate and sympathetic in this location and will preserve and enhance the character of the two adjacent conservation areas. The brick, roof tiles and dormer cladding are consistent with the materials of nearby properties. The development shown in the drawing submitted is not considered to have a harmful impact on the local townscape, conservation areas and particularly views from Brockwell Park.

Figure 3: Proposed visual (from Brockwell Park)

7.3 The detailed drawings of the specific details of the proposed scheme, namely hard and soft landscaping; windows including reveals, front entrances and gate and rain water pipes submitted to discharge condition 4 have been considered by officers and are discussed below:

Facing materials

7.4 The details of the facing materials are considered acceptable as discussed in paragraph 7.2.

Landscaping

7.5 The applicant has provided details of hard and soft landscaping in the patio and garden areas. The applicant proposes the use of Andean grey slate over reinforced concrete; grey limestone chippings; backfill with top soil for areas of planting. The Arboricultural Officer and Design and Conservation Officer have not raised any objection to the proposed details.

Windows

7.6 The proposed sash windows are timber framed with integral glazing bars. The window reveals are 150mm in depth. The windows are considered acceptable and will preserve the character and appearance of the conservation areas. The Design and Conservation Officer has not raised any objection to the details. The details of the sash windows and reveals are considered

acceptable.

Figure 4: Proposed window details

Front Entrances and Gates

7.7 The existing metal gate is to be retained. The existing boundary walls are to be retained, made good and rendered with sandstone coping. The proposed entrance to the site will preserve the character and appearance of the conservation areas. The Design and Conservation Officer has not raised any objection to the details. The details of the front entrance and gates are considered acceptable.

Figure 5: Details of entrance

7.8 The details of the rain water pipes have been provided and are considered acceptable. The location of the rain water pipes are considered appropriate and the material (aluminium) with a jet black finish and heritage mouldings are acceptable and will preserve the character and appearance of the conservation area.

Figure 6: Proposed Rainwater Pipes

Figure 7: Details of Rainwater Pipes

7.9 In conclusion, it is considered that the approved development implemented in accordance with the details and samples submitted to the Council will contribute positively to the streetscene and the adjacent conservation areas and views from Brockwell Park. It is therefore considered that the application complies with Core Strategy Policy S9(a) and Saved UDP Policies 33 and 47.

8 Recommendation

8.1 A. It is recommended that the submitted details pursuant to Condition 3 should be approved.

B. It is recommended that the submitted details pursuant to Condition 4 should be approved.

Summary of Reasons

In deciding to approve details pursuant to Condition 3 and 4, the Council has had regard to the relevant policies of the development plan and all other relevant material considerations. The development plan in Lambeth is the Lambeth Local Development Framework Core Strategy (adopted 19 January 2011) and the remaining saved policies in the 'Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the Core Strategy adopted in January 2011' and the London Plan (adopted July 2011). Having weighed the merits of the proposal in the context of these issues, it is considered that the details should be approved. In reaching this decision the following Policies were relevant:

London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011:

Policy 33 Building Scale and DesignPolicy 47 Conservation Areas

London Borough of Lambeth Core Strategy (2011):

Policy S9 Quality of the Built Environment

Informative