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Site address
2-16 (evens) Tinworth Street, 92-112 (evens Including
Shaftesbury House And Cromwell House) Vauxhall Walk
And Pavement In Front Of 5 And 7 Glasshouse Walk,
London SE11
Ward
Prince’s
Proposal
Variation of Condition 41 (approved plans listed in this
decision notice) of planning permission ref 11/04510/FUL
(Redevelopment of 2-16 (evens) Tinworth Street and 100110 Vauxhall Walk to provide a mixed use scheme
comprising a range of buildings up to 8 storeys in height;
providing a 120 bedroom hotel (4,706sqm GIA), student
accommodation and associated support facilities including
399 student bedrooms (13,141sqm GIA), a convenience
retail store (346sqm GIA), a series of small business units
(use class B1 - totalling 467sqm GIA) a replacement
community centre (561sqm GIA), associated basement
servicing area, new public realm, public realm
improvements and disabled parking) granted on
14.08.2012.
Planning permission is now sought for minor material
amendments to the development previously granted
planning permission, inclusive of: various changes to
architectural detailing on all elevations; changes to plant
locations and screening/enclosures; movement of the rear
wall of the eastern pavilion of the Tinworth Street building;
infill extensions to the top floor of the Vauxhall Walk
building; a reduction in the number of hotel rooms; and
various alterations to the internal layouts.
The application is a PSI application referable to the Mayor
of London pursuant to the requirements of the Town and
Country Planning (Mayor of London) Order 2008.
Application type
FULL
Application ref
13/00341/VOC
Validation date
29th January 2013
Case officer details
Name: David Smith
Tel: 020 7926 1256
Email: [email protected]
Applicant
Spring Mews Ltd
Agent
GL Hearn
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please contact Governance & Democracy by emailing [email protected] or
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Considerations/constraints
Central Activities Zone
London Plan Opportunity Area
Conservation Area
Environment Agency Flood Zone
Protected Vistas
London Plan Thames Policy Area
UDP Major Development Opportunity
Recommendation(s)
Issue a new planning permission; inclusive of the
conditions listed herein and subject to completion of a
deed of variation to the original s.106 agreement, subject
to:
1) Referral to the Mayor under Article 5 of the Town and
Country Planning (Mayor of London) Order 2008 if
necessary; and
2) To granting delegated authority to the Head of
Development Management to determine the
application subject to him being satisfied that no
further objection has been received following the PAC
resolution such that he considers it would be
necessary to refer the application back to the PAC for
a decision. In determining the application he must take
into account any views expressed by PAC.
For advice on how to make further written submissions or to register to speak on this item,
please contact Governance & Democracy by emailing [email protected] or
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Report Review
Department(s) or Organisation(s)
Date
consulted
Governance & Democracy (legal)
11/02/13
Date
response
received
12/02/13
Comments
summarised
in para
Throughout
Date
response
received
Comments
summarised
in
report?
(y/n)
07/02/13
No Objection
Consultation
Department(s) or Organisation(s)
Internal
Arboricultural Officer
Conservation and Design
Noise and Pollution
Parks and Open Spaces
Performance,
Strategy
Regeneration
Planning Policy
Regeneration
Streetcare
Transport
Consulted?
(y/n)
Yes
Yes
Yes
Yes
and Yes
External
GLA/Mayor
Thames Water
Transport for London
English Heritage – Archaeology
CABE
Network Rail
Environment Agency
Bedford Acre Hetherington Action
Group
Manor of Kennington Residents
Association
The Vauxhall Society
Waterloo Community Development
Group
Friends of Vauxhall Spring Gardens
Waterloo Quarter Business Area
Vision for Vauxhall
Kennington Cross Neighbourhood
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Awaiting
Stage
I
response
at
time of writing
06/02/13
12/02/13
No objection
No objection
Yes
Yes
Yes
Yes
Yes
Yes
Yes
For advice on how to make further written submissions or to register to speak on this item,
please contact Governance & Democracy by emailing [email protected] or
telephoning 020 7926 2170. Information is also available on the Lambeth website
www.lambeth.gov.uk/democracy
Association
Westminster
Camden
Households
Yes
Yes
Yes
Background Documents
Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)
For advice on how to make further written submissions or to register to speak on this item,
please contact Governance & Democracy by emailing [email protected] or
telephoning 020 7926 2170. Information is also available on the Lambeth website
www.lambeth.gov.uk/democracy
1
Summary of Main Issues
1.1
Planning permission for the redevelopment of the site was originally granted by
the Local Planning Authority in August 2012 (reference 11/04510/FUL –
hereafter referred to as the ‘existing permission’). At that time the Local
Planning Authority accepted the principle and details of redevelopment of the
site. Application is now made under section 73 of the Town and Country
Planning Act 1990 (as amended) such as to effect minor amendments to the
previously approved scheme. In this context the main issue pertaining to this
application is:
•
•
Whether the changes proposed are of a scale and/or nature that would
result in a development which is not substantially different from the one
which has been approved – thus meaning they could be accepted as a
minor material amendment; and
Whether the proposed minor material amendments to the scheme are
acceptable.
2
Site Description
2.1
The application site forms the majority of the urban block bounded by Tinworth
Street to the north, Vauxhall Walk to the east, Glasshouse Walk to the south
and the mainline railway viaduct to the west. It does not however include 5
Glasshouse Walk, 7 Glasshouse Walk (owned and occupied by Martin Speed
Ltd whom would remain in situ) and the Gas Retort House – all properties
located to the south west of the urban block. The application site area for the
planning application is 0.78 hectares.
2.2
The previous buildings on site have been cleared in preparation of
redevelopment.
2.3
In terms of development plan designation, the sites are located within:
• The Vauxhall Gardens Conservation Area;
• The Vauxhall, Nine Elms and Battersea Opportunity Area (the VNEB OA);
• The Thames Policy Area;
• The background viewing corridors of the protected vistas from the
Parliament Hill summit to the Palace of Westminster and from the Primrose
Hill summit to the Palace of Westminster; and
• UDP designated Major Development Opportunity (MDO) 88.
3
Relevant Planning History
3.1
Pursuant to a PAC resolution of May 2012, on 14th August 2012 the Local
Planning Authority granted planning permission for the redevelopment of 2-16
(evens) Tinworth Street and 100-110 Vauxhall Walk to provide a mixed use
scheme comprising a range of buildings up to 8 storeys in height; providing a
120 bedroom hotel (4,706sqm GIA), student accommodation and associated
support facilities including 399 student bedrooms (13,141sqm GIA), a
convenience retail store (346sqm GIA), a series of small business units (use
class B1 - totalling 467sqm GIA) a replacement community centre (561sqm
GIA), associated basement servicing area, new public realm, public realm
improvements and disabled parking [Council Reference 11/04510/FUL – the
‘existing permission’].
3.2
The Local Planning Authority has subsequently received and approved
submissions pertaining to condition 2 (Method of Demolition and Construction),
condition 5 (architectural detailing to relieve the perceived massing of the flank
elevations – agreed by PAC on 14th August 2012), condition 22 (Programme of
Archaeological Work), condition 35 (Proposed Access), condition 37 (Strategy to
minimise disturbance to protected habitats and species), condition 43 (Surface
Water Drainage Scheme) of the existing permission.
3.3
The Local Planning Authority has also accepted amendments (deemed nonmaterial) to the wording of conditions 3 (detailed construction drawings) and 4
(sample panel of materials) of the existing permission – Council Reference:
12/04809/NMC.
4
Proposal
4.1
Application is made under s.73 of the Town and Country Planning Act 1990 for
variation of Condition 41 (approved plans listed in this decision notice) of the
existing planning permission. The variation would substitute the originally listed
drawings schedule with an up-dated drawings schedule, allowing for the
implementation of minor material amendments to the scheme previously
considered/approved.
4.2
The main amendments to the scheme would be inclusive of:
•
•
•
•
•
•
4.3
Various changes to architectural detailing on all elevations;
Changes to plant locations and screening/enclosures;
Movement of the rear wall of the eastern pavilion of the Tinworth Street
building;
Infill extensions to either end of the top/5th floor of the Vauxhall Walk
building;
A reduction in the number of hotel rooms from 120 to 93; and
Various alterations to the internal layouts.
For comparison, the relative use schedules would be as follows:
Use
Hotel
Existing Permission
120 rooms; 4,706 sqm
GIA
Student Accommodation 399 student bedrooms;
13,141sqm GIA
Convenience
Retail 346 sqm GIA
Store
Series of small business 467 sqm GIA
units (use class B1)
Replacement
561 sqm GIA
Community Centre
Total
19,221 sqm GIA
Proposed Amendment
93 rooms; 4,805 sqm
GIA
400 student bedrooms;
13,158 sqm GIA
338 sqm GIA
536 sqm GIA
609 sqm GIA
19,446 sqm GIA
4.4
At basement level the amendments would introduce a swimming pool, gym and
cinema for use by the resident students, where previously servicing and plant
rooms were shown. At ground floor, there is now proposed the provision of an
additional B1 unit along the Tinworth Street frontage (previously shown as an
administrative office for the student accommodation) and the proposed café
area within the replacement community centre has been enlarged.
4.5
The application is a PSI application referable to the Mayor of London pursuant
to the requirements of the Town and Country Planning (Mayor of London) Order
2008. At the time of writing, the application had been referred to the Mayor and
officers were awaiting the Mayor’s Stage I response.
5
Consultations and Responses
5.1
374 letters of consultation were sent out to neighbouring property addresses;
including all properties likely to be directly affected by the development and all
of those people who made representation to the original application. No
responses had been received at the time of drafting the recommendation report.
5.2
A site notice was displayed on 4th February 2013 and a press notice was
published on 8th February 2013.
Internal Consultation Responses
5.3
Conservation and Design – No objection
External Consultation Responses
5.4
GLA/Mayor – Awaiting Stage I response at time of writing
5.5
Transport for London – No objection
5.6
English Heritage (Archaeology) – No objection
5.7
Neighbour Consultation
No. of
sent
374
Letters
No. of Objections
No. in support
Comments
6
Planning Policy Considerations
6.1
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires
planning decisions to be made in accordance with the development plan
unless material considerations indicate otherwise.
6.2
The development plan in Lambeth is:
None received at time of writing
•
•
The London Plan (adopted July 2011);
Lambeth’s Local Development Framework (LDF) 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 supersede by
the LDF Core Strategy January 2011’.
6.3
Material considerations include national, regional and local planning policy
statements, planning policy guidance and Supplementary Planning
Documents.
6.4
London Plan (July 2011)
6.4.1
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 to 2031. It forms part of the development plan for
Greater London. London boroughs’ local plans need to be in general
conformity with the London Plan, and its policies guide decisions on planning
applications by councils and the Mayor.
6.4.2
The London Plan policies specifically relevant to the amendments sought
include:
Policy 6.5 Funding Crossrail and other strategically important transport
infrastructure
Policy 7.4 Local character
Policy 7.6 Architecture
Policy 7.7 Location and design of tall and large buildings
Policy 7.8 Heritage assets and archaeology
Policy 8.2 Planning obligations
Policy 8.3 Community Infrastructure Levy
6.5
Lambeth’s Local Development Framework Core Strategy
6.5.1
The following Policies of the Council’s Core Strategy are specifically relevant
to the amendments sought:
Policy S9 – Quality of the Built Environment
Policy S10 – Planning Obligations
Policy PN2 - Vauxhall
6.6
UDP Policies, saved beyond 5th August 2010
6.6.1
The following policies (whole or part thereof) of the adopted Unitary
Development Plan (2007), saved beyond 05 August 2010 and not superseded
by the adoption of the Core Strategy, are relevant to this application:
Policy 33
Policy 37
Policy 40
Policy 43
Policy 47
6.7
Building Scale and Design;
Shopfronts and Advertisements;
Tall Buildings;
The River Thames Policy Area – Urban Design; and
Conservation Areas.
National Planning Policy Framework (NPPF)
6.7.1
On 27th March 2012, the Government published the National Planning Policy
Framework. This document had the immediate effect of replacing various
documents including, amongst other documents, PPS1, PPS3, PPS4, PPS5,
PPS12, PPG13, PPG17 and Circular 05/2005: Planning Obligations.
6.7.2
The National Planning Policy Framework sets out the Government’s planning
policies for England and how these are expected to be applied. It reinforces
the Development Plan led system and does not change the statutory status of
the development plan as the starting point for decision making. The NPPF
sets out that the National Planning Policy Framework must be taken into
account in the preparation of local and neighbourhood plans, and is a material
consideration in planning decisions. Of significance, it sets out that in
assessing and determining development proposals, local planning authorities
should apply the presumption in favour of sustainable development.
7
Assessment
7.1
DCLG Guidance
7.1.1
The Department of Communities and Local Government (DCLG) guidance
sets out that “a minor material amendment is one whose scale and nature
results in a development which is not substantially different from the one
which has been approved” (DCLG: Greater Flexibility for Planning
Permissions: October 2010).
7.1.2
In order to assess this application, it is first necessary to consider the extent to
which the proposed amendments would alter the nature, character and
outward impacts of the extant development, before drawing conclusions as to
whether such amendments would result in a substantially different
development from that approved under the extant permission.
7.2
Proposed Amendments
7.2.1
The amendments proposed are primarily for two reasons:
a) To resolve minor discrepancies in the approved drawings between plans,
sections and elevations; and
b) To effect minor amendments to the facades to make openings, abutments
and returns fit to actual brick sizes and setting out so as to make the
permitted scheme buildable.
7.2.2
In terms of design, current development plan policy sets out a presumption
that developments should deliver the highest quality of design and pay
suitably preserve and enhance heritage assets such as Conservation Areas.
7.2.3
As per the existing permission, the buildings of the amended scheme would
each continue to have their own individual character thus breaking the
scheme down into townscape elements, while the proposed use of brick is
consistent with the character of the area. The architectural response to
Vauxhall Walk continues to reflect the significance of this frontage and defers
to the architectural character of the adjoining 19th Century buildings; whereas
the more contemporary treatment to Tinworth Street continues to be an
adequate response on that secondary route. It is considered that the
amended proposal will continue to enhance the character and appearance of
the conservation area; although such matters will ultimately be dependant
upon the detailing which will be controlled through the recommended
conditions.
7.2.4
Whilst the horizontal staggering of the window openings in vertical columns
previously applied to the student accommodation would be removed to better
accommodate the internal arrangements of the development and to increase
buildability, the architectural effect would be retained through the actual
window detailing. In addition, the proposed introduction of hit and miss brick
detailing on the main elevations in place of louvres has arisen as a direct
result of the agreement reached on the flank wall elevation detailing (reported
to PAC of 14th August 2012) pursuant to condition 5 of the existing
permission. This latter introduction to the main elevations seeks to unify the
building detailing.
7.2.5
The movement of the rear wall of the eastern pavilion building on Tinworth
Street results in a small increase in the size of the building which allows for
the provision of the requisite number of wheelchair accessible rooms required
under condition 19. This adjustment also brings the eastern pavilion in line
with the western pavilion and corrects an oversight in the permitted plans. The
amendment will not be perceivable from any views from outside of the
development.
7.2.6
The infill extensions to the top floor of the hotel accommodation are proposed
in order to ‘clean up’ the façade and improve the appearance of building. This
amendment would result in less than a 2% increase in floor area.
7.2.7
The reduction in the number of hotel rooms from 120 to 90 has been included
to specifically meet the requirements of an now identified hotel operator. The
reduction in hotel rooms would result in a less intensive use of that building
with a consequent reduction in outward impacts in terms of associated use
and activity.
7.2.8
Neither are the minor changes to the floor areas resultant from the
amendments considered substantial, given the overall scale and character of
the development originally approved.
7.2.9
The physical internal rearrangements of the accommodation (including the
additional facilities to be provided at basement level) would in themselves
have no material impact upon the nature, character and outward impacts of
the extant development. It is advised that had these proposed changes been
submitted in isolation, officers would have accepted them as non-material
amendments to the development under section 190 of the Planning Act 2008,
which inserts section 96A into the TCPA 1990.
7.2.10
In summary, the cumulative changes to the scheme now proposed, whilst
material, are minor and would neither substantially alter nor diminish the
design quality of the development. The revisions to the external elevations
have been worked up following detailed consultation with the council’s
Conservation and Design Officer to the extent that Lambeth Officers are fully
supportive of the changes.
8
Procedural Matters
8.1
It is the case that the grant of planning permission would have the effect of
granting a new planning permission for the development. The decision notice
therefore shall need to be inclusive of all the relevant conditions of the extant
permission. It is advised that these conditions (as listed below) are up-dated
from those originally imposed to reflect the submissions already
received/approved and the non-material amendments already consented
under application 12/04809/NMC.
8.2
At the time of writing a Deed of Variation was being prepared so as to ensure
that the s.106 obligations imposed upon the developer with respect to the
originally approved scheme are carried forward. For the avoidance of doubt,
the Deed of Variation would secure the following:
Student
Housing
DIFS Tariff /
Infrastructure
Contribution
Spring
Gardens
Contribution
Goding Street
Improvements
Contribution
Tinworth Street
Arch
Contribution
General
Employment
and
Training
Contribution
Local Labour in
Construction
Contribution
S.106 Obligations
Secured in perpetuity.
£165,065 to be applied to local infrastructure needed to support
the development coming forward in the VNEB area.
£90,000 to facilitate improvements to Spring Gardens through the
implementation of the Spring Gardens Master Plan.
£30,000 towards improvements to Goding Street.
£40,000 towards the provision of improved lighting and potentially
CCTV to the railway arch on Tinworth Street and/or Glasshouse
Walk;
£30,000 to promote new opportunities for employment.
£20,000 to be applied towards providing training to persons with
an interest in working in the construction industry and in particular
in the provision of training opportunities in the construction of the
development.
Local Labour in Requirement to work with the Council to identify and promote
Construction
opportunities for the use of local sub-contractors and construction
Commitments
workers for the construction of the Development; to use
reasonable endeavours to identify training opportunities on the
Application Site for construction trainees resident within the
Borough of Lambeth; and to provide the Council with regular
reports detailing the percentage of local employment on the
Application Site during construction of the Development.
5 Glass House To ensure the provision of the community facility at 5 Glasshouse
Walk
Walk in advance of the use and activities of the existing premises
ceasing – and thereafter for the duration of the construction works
and until such time as the new facility is ready for occupation.
Re-provision of To ensure the provision of the new community centre in a timely
the community manner as part of the redevelopment of the site.
centre
Travel Plan and Plan to be submitted for the council’s approval and thereafter
Monitoring fee
operated and up-dated for the duration of the development.
£1,000 to be paid to the council for travel plan monitoring.
Parking Permit All occupiers of the development, unless they are the holder of a
Free
disabled persons badge, shall be ineligible to be granted a permit
Provisions
to park a vehicle in a residents' parking bay located in the vicinity
of the application site.
8.3
On 1st April 2012, the Mayor’s Community Infrastructure Levy (CIL) came into
effect across London to secure funding for Crossrail. The application
development would be subject to a CIL charge of £520,835.
8.4
The application is a PSI application (an application of potential strategic
importance) as defined in the Town and Country Planning (Mayor of London)
Order 2008. At the time of report release, the application has been referred to
the Mayor in accordance with the requirements of the Order. Given the nature
of the amendments, Officers are not expecting the Mayor to raise any
‘Strategic’ concerns. The application may, or may not, be referable back to the
Mayor prior to determination; dependent upon the Mayor’s Stage I direction.
8.5
It is advised that given the need to advertise the application by newspaper, the
overall consultation period for the application does not expire until 1st March
2013. The letters and site notices were posted earlier requesting replies by
20th February and 25th February respectively. Any representations received in
advance of the committee will be reported by way of an addendum item and
officers would not issue any decision pursuant to the PAC’s resolution until
after 1st March; and then only subject to Stage II Mayoral referral (if required)
and to no further significant objection being received.
8.6
Given that they are minor, it is a reasonable expectation that considerable
objection will not be raised to the amendments. Indeed, only 6 objection letters
were received in respect to the existing permission. Given the nature of the
amendments, in the circumstances it was considered that no prejudice would
occur by way of officers finalising the recommendation report in advance of
the expiry of the consultation period.
8.7
It must be borne in mind that there are significant timescale constraints on this
project, with the developer already on site carrying out demolition, and with
piling works due to commence towards the end of February. In targeting a
completion date for the commencement of the 2015 academic year, there are
potentially severe financial implications if the development timetable slips to
any significant degree. The council has already agreed the principle of the
development and consent is sought here for amending the finer detailing;
matters which have been worked up in close consultation with the council’s
Conservation and Design Officer. As such, officers are putting forward this
recommendation at this time in order that the changes may be agreed as
expeditiously as possible; in accordance with the presumption conferred by
the NPPF upon Local Planning Authorities to proactively drive and support
sustainable development and to approve development proposals that accord
with the development plan without delay.
9.
Conclusion
9.1
Full planning permission was previously granted for the redevelopment of the
site on 14th August 2012. Application is made here under s.73 of the Town
and Country Planning Act 1990 for variation of Condition 41 (approved plans
listed in this decision notice) of the existing planning permission. Approval of
the variation would act to substitute the originally listed drawings schedule
with an up-dated drawings schedule, allowing for the implementation of minor
material amendments to the scheme previously considered/approved.
9.2
It is considered that the proposed amendments, whilst material, would not
substantially alter the development which has been granted planning
permission nor materially reduce the benefits of the development that would
be derived. All of the proposed amendments are considered acceptable.
9.3
In the circumstances, and subject to the completion of the Deed of Variation of
the original s.106 agreement, it is recommended that planning permission be
granted under section 73 of the Town and Country Planning Act.
10
Recommendation(s)
10.1
Issue a new planning permission; inclusive of the conditions listed below and
subject to completion of the deed of variation, subject to:
1) Referral to the Mayor under Article 5 of the Town and Country Planning
(Mayor of London) Order 2008 if necessary; and
2) To granting delegated authority to the Head of
Development
Management to determine the application subject to him being satisfied
that no further objection has been received following the PAC
resolution such that he considers it would be necessary to refer the
application back to the PAC for a decision. In determining the
application he must take into account any views expressed by PAC.
11
Summary of the Reasons
11.1
In deciding to grant planning permission, the Council has had regard to the
relevant policies of the Development Plan and all other relevant material
considerations – including planning permission 11/04510/FUL and associated
consents. Having weighed the merits of the proposal in the context of these
issues, it is considered that planning permission should be granted subject to
the conditions listed below and subject to a s.106 planning agreement. In
reaching this decision the following development plan policies were relevant:
London Plan:
Policies 1.1 (Delivering the strategic vision and objectives for London); 2.9
(Inner London); 2.10 (Central Activities Zone – strategic priorities); 2.11
(Central Activities Zone – strategic functions); 2.12 (Central Activities Zone –
predominantly local activities); 2.13 (Opportunity areas and intensification
areas); 3.1 (Ensuring equal life chances for all); 3.2 (Improving health and
addressing health inequalities); 3.8 (Housing choice); 3.16 (Protection and
enhancement of social infrastructure); 4.1 (Developing London’s economy);
4.2 (Offices); 4.3 (Mixed use development and offices); 4.5 (London’s visitor
infrastructure); 4.7 (Retail and town centre development); 4.8 (Supporting a
successful and diverse retail sector); 4.12 (Improving opportunities for all); 5.1
(Climate change mitigation); 5.2 (Minimising carbon dioxide emissions); 5.3
(Sustainable design and construction); 5.5 (Decentralised energy networks);
5.6 Decentralised energy in development proposals); 5.7 (Renewable energy);
5.8 (Innovative energy technologies); 5.9 (Overheating and cooling); 5.10
(Urban greening); 5.11 (Green roofs and development site environs); 5.12
(Flood risk management); 5.13 (Sustainable drainage); 5.14 (Water quality
and wastewater infrastructure); 5.15 (Water use and supplies); 5.16 (Waste
self-sufficiency); 5.21 (Contaminated land); 6.1 (Strategic approach); 6.2
(Providing public transport capacity and safeguarding land for transport); 6.3
(Assessing effects of development on transport capacity); 6.4 (Enhancing
London’s transport connectivity); 6.5 (Funding Crossrail and other strategically
important transport infrastructure); 6.7 (Better streets and surface transport);
6.9 (Cycling); 6.10 Walking); 6.11 (Smoothing traffic flow and tackling
congestion); 6.12 (Road network capacity); 6.13 (Parking); 7.1 (Building
London’s neighbourhoods and communities); 7.2 (An inclusive environment);
7.3 (Designing out crime); 7.4 (Local character); 7.5 (Public realm); 7.6
(Architecture); 7.7 (Location and design of tall and large buildings); 7.8
(Heritage assets and archaeology); 7.10 (World Heritage Sites); 7.11 (London
View Management Framework); 7.12 (Implementing the London View
Management Framework); 7.14 (Improving air quality); 7.15 (Reducing noise
and enhancing soundscapes); 7.18 (Protecting local open space and
addressing local deficiency); 7.19 (Biodiversity and access to nature); 7.29
(The River Thames); 8.2 (Planning obligations); and 8.3 (Community
Infrastructure Levy).
Lambeth’s Local Development Framework Core Strategy:
Policies S1 (Delivering the Vision and Objectives); S2 (Housing); S3
(Economic Development); S4 (Transport); S5 (Open Space); S6 (Flood Risk);
S7 (Sustainable Design and Construction); S8 (Sustainable Waste
Management); S9 (Quality of the Built Environment); S10 (Planning
Obligations); and PN2 (Vauxhall).
Policies of the adopted Unitary Development Plan (2007), saved beyond 05
August 2010 and not superseded by the adoption of the Core Strategy:
Policies 7 (Protection of Residential Amenity); 9 (Transport Impact); 14
(Parking and Traffic Restraint); 19 (Active Frontage Uses); Policy 21 (Location
and Loss of Offices); Policy 23 (Protection and Location of Other Employment
Uses); 26 (Community Facilities); 29 (The Evening and Late Night Economy,
Food and Drink and Amusement Centre Uses); 30 (Arts and Culture); 31
(Streets, Character and Layout); 32 (Community Safety/Designing Out Crime);
33 (Building Scale and Design); 35 (Sustainable Design and Construction); 37
(Shopfronts and Advertisements); 39 (Streetscape, Landscape and Public
Realm Design); 40 (Tall Buildings); 41 (Views); 43 (The River Thames Policy
Area – Urban Design); 47 (Conservation Areas); 50 (Open Space and Sports
Facilities); and MDO 88 (Glasshouse Walk, Tinworth Street and Vauxhall
Walk).
12
Conditions & Informatives
CONDITIONS
1
The development to which this permission relates must be begun not later than the
expiration of three years beginning from the date of this decision notice.
Reason: To comply with the provisions of Section 91(1) (a) of the Town and Country
Planning Act 1990 and Section 51 of the Planning and Compulsory Purchase Act 2004.
2
No construction works shall commence until such time as full details of the proposed
construction methodology, in the form of a Method of Construction Statement, has been
submitted to and approved in writing by the Local Planning Authority. The Method of
Construction Statement shall include details and arrangements regarding: the notification
of neighbours with regard to specific works; advance notification of road closures; details
regarding parking, deliveries and storage (including details of the routing of delivery
vehicles to and from the site and the accommodation of all site operatives', visitors' and
construction vehicles loading, off-loading, parking and turning within the site during the
construction period); details regarding dust mitigation; details of measures to prevent the
deposit of mud and debris on the public highway; and other measures to mitigate the
impact of construction on the amenity of the area. The details of the approved Method of
Construction Statement shall thereafter be implemented and complied with for the duration
of the construction process.
Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the
amenities of adjoining occupiers and of the area generally, and avoid hazard and
obstruction to the public highway. (Policies 7, 9 and 31 of the Saved Unitary Development
Plan).
3
Notwithstanding the details shown on the approved plans, prior to the
commencement of above ground development works of the relevant building (i.e. the
student accommodation or the hotel/community centre) hereby approved, detailed
construction drawings (including details of ledges, parapets, fills, fixings, canopies, undercroft soffits and shopfronts) at 1:20 scale shall be submitted to and approved in writing by
the local planning authority. The development shall thereafter only be completed in
accordance with the approved details.
Reason: To ensure an adequate quality of detailed design so as to safeguard and enhance
the visual amenities of the locality (Policies 33, 37, 40, 43 and 47 of Lambeth's Unitary
Development Plan and Policies S9 and PN2 of Lambeth's Core Strategy).
4
Notwithstanding the details shown on the approved drawings, prior to the
commencement of above ground development works of the relevant building (i.e. the
student accommodation or the hotel/community centre) hereby approved a sample panel
of the materials to be used in the external elevations of the relevant buildings shall be
provided on site for the local planning authority's inspection and subsequent written
approval. Thereafter the development shall only be constructed in accordance with the
details approved.
Reason: To ensure an adequate quality of detailed design so as to safeguard and enhance
the visual amenities of the locality (Policies 33, 37, 40, 43 and 47 of Lambeth's Unitary
Development Plan and Policies S9 and PN2 of Lambeth's Core Strategy).
5
Notwithstanding the details shown on the approved plans, no construction works
above ground shall commence until details of a scheme of public art work on the southern
flank elevation of the hotel (proposed hotel elevation 6: Drawing 1240.1235) and full details
of the signage of the northern elevation of the hotel (proposed hotel elevation 4: Drawing
1240.1235) have been submitted to and approved in writing by the local planning authority.
Thereafter the development shall be completed in accordance with the approved details.
Reason:
To accord with the details previously approved by the Local Planning
Authority under application 12/03155/DET, as without further detailing/interest these
elevations would present bland and/or large areas of unbroken brick which would be at
odds with the prevailing character of this fine grained area (Saved UDP Policies 33, 47 and
MDO88 and Core Strategy Policy S9).
6
No development above ground shall commence until full details of all gates and
railings (including details of hinges, fixings, sections and locks) have been submitted to and
approved in writing by the local planning authority. Thereafter, the gates and railings
approved shall be provided in accordance with the approved details in advance of the first
occupation of the development.
Reason: To ensure an adequate quality of detailed design so as to safeguard and enhance
the visual amenities of the locality (Policies 33, 39 and 47 of Lambeth's Unitary
Development Plan and Policies S9 and PN2 of Lambeth's Core Strategy).
7
Notwithstanding any indications illustrated on drawings already submitted, the
central pedestrian mews shall be provided in accordance with a scheme of soft and hard
landscaping (which shall include samples and a schedule of materials, details of street
furniture, a planting schedule and details of ongoing maintenance) which has prior to first
occupation been submitted to and approved in writing by the local planning authority. All
planting, seeding or turfing comprised in the approved details of landscaping shall be
carried out in the first planting and seeding season following the occupation of the
development hereby permitted or the substantial completion of the development,
whichever is the sooner. Any trees, hedgerows or shrubs forming part of the approved
landscaping scheme which within a period of five years from the occupation or substantial
completion of the development die, are removed or become seriously damaged or
diseased shall be replaced in the next planting season with others of similar size and
species, unless the Local Planning Authority gives written consent to any variation.
Reason:
To ensure satisfactory provision of a pedestrian mews through the site
(Policies 33, 39, 47 and MDO88 of Lambeth's Unitary Development Plan and Policies S9
and PN2 of Lambeth's Core Strategy).
8
No development works above ground shall commence until full details and a
schedule of public realm works (comprising of resurfacing works to Tinworth Street
carriageway and improved paving, dropped kerbs and tactile paving, where appropriate, on
Tinworth Street, Vauxhall Walk and Glasshouse Walk and improvements to the approach
to Spring Gardens, including a new raised paved crossing point linking the park with the
new public realm route through the development) have been submitted to and approved in
writing by the local planning authority. Thereafter no occupation of the development shall
commence until the public realm works, as approved, have been implemented to the
satisfaction of the local planning authority.
Reason:
To ensure the provision of the public realm improvements necessary to
facilitate the development (Saved UDP Policies 9, 39 and MDO88 and Core Strategy
Policies S4, S9 and PN2).
9
Prior to the commencement of building works above ground, full details of the
layout, landscaping (hard and soft), furniture and on-going maintenance of the external
communal amenity space for the student accommodation shall be submitted to and
approved in writing by the Local Planning Authority. The external communal amenity space
shall thereafter be provided in accordance with the approved details prior to the occupation
of the student accommodation and retained thereafter for the duration of the development.
Reason: To ensure the provision of a sufficiently high quality external communal amenity
space for the development to benefit the occupants of the development and to lessen the
impact of the development upon local amenity spaces that would otherwise occur (Policies
33, 39 and 50 of Lambeth's Unitary Development Plan and Policies S9 and PN2 of
Lambeth's Core Strategy).
10
The development shall be constructed and operated thereafter to 'Secured by
Design Standards'. A certificate of accreditation to Secured by Design Standards shall be
submitted to the local planning authority for approval in writing prior to first occupation.
Reason: To ensure that satisfactory attention is given to security and community safety
(Policy 32 of Lambeth's Unitary Development Plan and Policy S9 of Lambeth's Core
Strategy).
11
Prior to first occupation of any part of the development hereby permitted, details of
all access control & segregation systems to the various uses and functions within the
buildings, as well as access control into the car parking and servicing areas (to include the
details and design of the access-control gate-sets) shall be submitted to and approved in
writing by the local planning authority. The details as approved shall be provided in
advance of the first occupation of the development and thereafter retained for the duration
of use.
Reason: To ensure that satisfactory attention is given to security and community safety
(Policy 32 of Lambeth's Unitary Development Plan and Policy S9 of Lambeth's Core
Strategy).
12
Prior to first occupation, a Management and Maintenance Plan (including detailed
risk assessments on community safety and security of residents and users, as well as the
safety and security of the building, any car parking and amenity space and mitigation in
respect to multi-use conflicts such as antisocial behaviour, litter and noise and potential
crime risks) shall be submitted to and approved in writing by the local planning authority.
Thereafter the development shall not be operated other than in accordance with the details
as approved in the Management and Maintenance Plan.
Reason: To ensure that satisfactory attention is given to security and community safety
and to residential amenity in the vicinity (Policies 7 and 32 of Lambeth's Unitary
Development Plan and Policy S9 of Lambeth's Core Strategy).
13
Prior to the commencement of building works above ground level, full details of a
lighting strategy, including details of the lighting of all communal and public areas in and
around buildings shall be submitted to and approved in writing by the local planning
authority. The approved lighting shall be installed before the commencement of use and
shall be maintained thereafter for the duration of the development in accordance with the
approved details.
Reason: To ensure that satisfactory attention is given detailed design, to security and
community safety and to providing acceptable living environments for future residents of
the development (Policy 7, 32 and 33 of Lambeth's Unitary Development Plan and Policies
S2, S9 and PN2 of Lambeth's Core Strategy).
14
Notwithstanding the provisions of Article 3 and Class A of Part 2 of Schedule 2 of
the Town and Country Planning (General Permitted Development) Order 1995 (or any
Order revoking or re-enacting that Order), no gates, fences, walls or other means of
enclosure, other than those that may be approved pursuant to other conditions of this
consent, shall be erected within the application site without the prior written approval of the
Local Planning Authority.
Reason: To ensure that the Local Planning Authority may be satisfied with the details of
the proposal (Policies 9, 33 and 39 of Lambeth's Unitary Development Plan and Policy S9
and PN2 of Lambeth's Core Strategy).
15
No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces
of buildings.
Reason: To ensure an appropriate standard of design (Policy 33 Lambeth's Unitary
Development Plan and Policy S9 and PN2 of Lambeth's Core Strategy).
16
Prior to the commencement of building works above ground level, full details of
internal and external plant equipment and trunking (including building services plant,
ventilation and filtration equipment) and commercial kitchen exhaust ducting / ventilation,
shall be submitted to and approved in writing by the Local Planning Authority. All flues,
ducting and other equipment shall be installed in accordance with the approved details
prior to the relevant use commencing.
Reason: To ensure that no nuisance or disturbance is caused to the detriment of the
amenities of future residential occupiers or of the area generally (Policy 7 and 29 of
Lambeth's Unitary Development Plan and Policy S2 and PN2 of Lambeth's Core Strategy).
17
Noise from any mechanical equipment or building services plant shall not exceed
the background noise level when measured outside the window of the nearest noise
sensitive or residential premises, when measured as a L90 dB(A) 1 hour.
Reason: To protect the amenities of future residential occupiers and the surrounding area
(Policies 7 and 29 of Lambeth's Unitary Development Plan and Policy S2 of Lambeth's
Core strategy).
18
At least 10% of the hotel accommodation shall be wheelchair accessible.
Reason: To secure appropriate access for disabled people, in accordance with London
Plan Policy 4.5.
19
At least 10% of the student accommodation shall be wheelchair accessible or easily
adaptable for wheelchair users.
Reason: To secure appropriate access for disabled people, in accordance with London
Plan Policy 7.7.
20
The development shall be constructed to meet at least BREEAM 'Very Good' for all
elements of the scheme. No later than 6 months from the first occupation of the
development, verification that the development has achieved the relevant targets shall be
submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure sustainable design and construction (Policy 35 of Lambeth's Unitary
Development Plan and Policies S7 and PN2 of Lambeth's Core Strategy).
21
The buildings shall achieve a 25% improvement for carbon dioxide emissions
reduction relative to minimum 2010 Building Regulation requirements. Notwithstanding the
details already submitted, no development above ground level shall commence until a
finalised Energy Strategy (demonstrating how the targets for carbon dioxide emissions
reduction are to be met and including commitment to connecting to a district heat network
should one become operational) has been submitted to and approved in writing by the
local planning authority (in consultation with GLA officers). Thereafter the development
shall only be implemented in accordance with the approved Energy Strategy and no later
than 6 months from the first occupation of the development, verification that the
development has achieved the relevant targets shall be submitted to and approved in
writing by the Local Planning Authority.
Reason:
To ensure that the development makes the fullest contribution to minimising
carbon dioxide emissions in accordance with London Plan Policy 5.2 and Core Strategy
Policies S7 and PN2.
22
The development shall only be be implemented in accordance with the programme
of archaeological work set out in the Written Scheme of Investigation for Archaeological
Observation and Recording (Wessex Archaeology: July 2012) previously approved by the
local planning authority under decision notice 12/03160/DET (issued 13.09.2012).
Reason:
To minimise the potential damage to archaeological remains (Policy S9 of
Lambeth's Core Strategy).
23
No impact piling or any other foundation designs using penetrative methods shall
take place until a piling/foundation method statement (detailing the type of
piling/foundations to be undertaken and the methodology by which such piling/foundations
will be carried out, including measures to prevent and minimise the potential for
harm/damage to ground water, subsurface water or sewerage infrastructure, and the
programme for the works) has been submitted to and approved in writing by the local
planning authority. Any piling/foundations must be undertaken in accordance with the
terms of the approved method statement.
Reason:
The proposed works will be in close proximity to underground water and
sewerage utility infrastructure and piling has the potential to impact upon local underground
water and sewerage utility infrastructure (Policies S6 and PN2 of Lambeth's Core
Strategy).
24
No construction works shall be commenced until impact studies of the existing water
supply infrastructure have been submitted to, and approved in writing by, the local planning
authority (in consultation with Thames Water). The studies should determine the
magnitude of any new additional capacity required in the system and a suitable connection
point. Thereafter the development shall only be constructed in accordance with the agreed
arrangements.
Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with
the additional demand (Core Strategy Policy PN2).
25
Commencement of the relevant stage of construction shall not occur until the
following components of a scheme to deal with the risks associated with contamination of
the site have been submitted to and approved in writing by the local planning authority:
1.
A site investigation scheme, based on previous findings to provide information for a
detailed assessment of the risk to all receptors that may be affected, including those off
site;
2.
The site investigation results and the detailed risk assessment (1);
3.
An options appraisal and remediation strategy giving full details of the remediation
measures required and how they are to be undertaken.
4.
A verification plan providing details of the data that will be collected in order to
demonstrate that the works set out in (3) are complete and identifying any requirements for
longer-term monitoring of pollutant linkages, maintenance and arrangements for
contingency action.
The development shall thereafter be implemented in accordance with the details and
measures approved.
Reason:
To ensure appropriate consideration and remediation of risks associated with
contamination of the site (Policies S6 and PN2 of Lambeth's Core Strategy).
26
Prior to occupation of any part of the development, a verification report
demonstrating completion of the works set out in the approved remediation strategy and
the effectiveness of the remediation shall be submitted to and approved in writing by the
local planning authority. The report shall include results of sampling and monitoring carried
out in accordance with the approved verification plan to demonstrate that the site
remediation criteria have been met. It shall also include any plan (a "long-term monitoring
and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and
arrangements for contingency action, as identified in the verification plan, and for the
reporting of this to the local planning authority.
Reason:
Depending on the outcome of any ground investigation and subsequent risk
assessment, it may be necessary for remediation to be carried out. If this is the case, it will
be necessary to demonstrate that any work has been carried out effectively and the
environmental risks have been satisfactorily managed (Policies S6 and PN2 of Lambeth's
Core Strategy).
27
If, during development, contamination not previously identified is found to be present
at the site then no further development (unless otherwise agreed in writing with the Local
Planning Authority) shall be carried out until the developer has submitted, and obtained
written approval from the Local Planning Authority for, an amendment to the remediation
strategy detailing how this unsuspected contamination shall be dealt with.
Reason: Any visibly contaminated or odorous material encountered on the site during the
development work, must be investigated (Policies S6 and PN2 of Lambeth's Core
Strategy).
28
Prior to the commencement of use any part of the development, a Waste
Management Plan(s) for the relevant part of the development shall be submitted to and
approved in writing by the Local Planning Authority. The waste management plan(s) shall
thereafter be implemented in accordance with the approved details for the duration of the
relevant uses.
Reason: To ensure that adequate provision is made for the storage of refuse and the
provision of recycling facilities on the site and in the interests of the amenities of the area.
(Policies 9 and 33 of Lambeth's Unitary Development Plan and Policies S8 and S9 of
Lambeth's Core Strategy).
29
Prior to the occupation of more than 50% of the student accommodation hereby
permitted, the retail (class A1) unit and the B1 office space shall be completed and
available for occupation in accordance with the plans hereby approved.
Reason: To ensure the satisfactory provision of employment/commercial floorspace on the
site (Policies S3 and PN2 of Lambeth's Core Strategy and saved UDP Policies 21 and 23).
30
No part of the building hereby permitted shall be occupied or used until the provision
for cycle parking shown on the application drawings has been implemented in full and the
cycle parking shall thereafter be retained solely for its designated use.
Reason: To ensure adequate cycle parking is available on site and to promote sustainable
modes of transport. (Policies 9 and 14 of Lambeth's Unitary Development Plan and Policy
S4 of Lambeth's Core Strategy).
31
The scheme for parking, manoeuvring, and the loading and unloading of vehicles
shown on the submitted plans shall be laid out in accordance with the approved details
prior to the initial occupation of the development hereby permitted and that area shall not
thereafter be used for any other purpose, or obstructed in any way.
Reason: To enable vehicles to draw off, park and turn clear of the highway to minimise
danger, obstruction and inconvenience to users of the adjoining highway (Policies 9 and 14
of Lambeth's Unitary Development Plan and Policy S4 of Lambeth's Core Strategy).
32
Prior to first occupation of the development, a Parking Management Plan shall be
submitted to and approved in writing by the local planning authority. The plan shall be
inclusive of details of parking space allocation, details of access and details of how parking
outside of the designated spaces will be prevented and policed. The Parking Management
Plan shall thereafter be implemented for the duration of the development, unless the
written consent of the local planning authority is received for any variation.
Reason: To ensure proper management of the parking areas (Policies 9 and 14 of
Lambeth's Unitary Development Plan and Policy S4 of Lambeth's Core Strategy).
33
No part of the buildings hereby permitted shall be occupied or used until a strategy
for the management of deliveries and servicing for the relevant part of the development
has been submitted to and approved in writing by the Local Planning Authority. Deliveries
and servicing shall thereafter be carried out solely in accordance with the approved details.
Reason: To avoid hazard and obstruction being caused to users of the public highway and
to residential amenity (Policies 9 and 33 of Lambeth's Unitary Development Plan and
Policies S2 and S4 of Lambeth's Core Strategy).
34
Prior to first occupation of the development all existing access points not
incorporated in the development hereby permitted shall be stopped up by raising the
existing dropped kerb/removing the existing bellmouth/and reinstating the footway verge
and highway boundary to the same line, level and detail as the adjoining footway verge
and highway boundary.
Reason: To limit the number of access points along the site boundary for the safety and
convenience of the highway users (Policies 9 and 33 of Lambeth's Unitary Development
Plan and Policies S4 and S9 of Lambeth's Core Strategy).
35
No part of the development shall be occupied until the new means of access has
been sited, laid out and constructed in accordance with the details shown on Drawings
C643/1 (refuse vehicle swept path analysis), C643/3 (delivery vehicle swept path analysis),
C643/11 (Service Access and Mews Entrance) and C643/13 (Construction Details) –
details as were approved by the local planning authority under decision notice
12/03161/DET (issued 04.10.2012).
Reason:
In order to minimise danger, obstruction and inconvenience to users of the
highway and of the access (Policies 9 and 33 of Lambeth's Unitary Development Plan and
Policies S4 and S9 of Lambeth's Core Strategy).
36
Above ground construction works for the development shall not begin until details of
the disposal of surface water from the highway have been approved in writing by the Local
Planning Authority and no part of the buildings shall be occupied until the works for the
disposal of surface water have been constructed in accordance with the approved details.
Reason: To minimise danger and inconvenience to highway users (Policies 9 and 33 of
Lambeth's Unitary Development Plan and Policies S4 and S9 of Lambeth's Core Strategy).
37
The development works shall only be carried out in accordance with the Strategy to
minimise disturbance to protected habitats and species (as may potentially exist on the
site) approved by the local planning authority under decision notice 12/03162/DET.
Reason:
To ensure suitable regard is had to protected habitats and species as may
potentially exist on the site (Core Strategy Policy S9).
38
No development works above ground shall take place until there has been
submitted to and approved in writing by the Local Planning Authority detailed schemes for
the design, construction, establishment and sustainable management of all areas of
brown/green roof proposed for the application site. The brown/green roofs shall thereafter
be provided and retained and managed in accordance with the approved details.
Reason: To ensure that opportunities to maximise the biodiversity value of the site are
maximised and to ensure promote rainwater attenuation and management to reduce
potential for flooding (Core Strategy Policies S6, S7 and S9).
39
Prior to the commencement of use of the new community centre, a Community Use
Plan relating to the use of the community space by the wider community shall be submitted
to and approved by the Local Planning Authority. The plan shall be inclusive of details of
the fit out of the space, the nature of the intended use of the facility, the terms of availability
to local residents both within and outwith the development, who will assume responsibility
for the management and up-keep of the facility and measures that will be employed to
minimise disturbance to neighbouring residential properties. Thereafter the community
facility shall only be provided and operated in accordance with the Community Use Plan
approved; unless the written permission from the local planning authority is received for
any variations.
Reason: To maximise the planning benefit of the community facility as set out in the
application submissions and to protect the amenity of neighbouring properties (Core
Strategy Policies S1 and S2 and Unitary Development Plan Policies 7 and 26).
40
Prior to the occupation of the student accommodation a Student Move In/Out
Management Plan shall be submitted to and approved in writing by the local planning
authority. Thereafter the management plan as approved shall be operated for the duration
of the student accommodation use.
Reason: Activities related to the students moving into and out of the accommodation would
have the potential to adversely effect the function and safety of the surrounding highway
network (Saved UDP Policy 9 and Core Strategy Policy S4).
41
The development hereby permitted shall be carried out in accordance with the
following approved plans, other than where those details may be superseded by details as
may be approved pursuant to the requirements of the other listed planning conditions.
Drawings 1240_1204; 1240_1205; 1240_1206; 1240_1207;
1240_1210; 1240_1211; 1240_1212; 1240_1213; 1240_1214;
1240_1217; 1240_1218; 1240_1220; 1240_1221; 1240_1222;
1240_1225; 1240_1226; 1240_1227; 1240_1228; 1240_1229;
1240_1232; 1240_1233; 1240_1234; and 1240_1235.
1240_1208
1240_1215;
1240_1223;
1240_1230;
1240_1209;
1240_1216;
1240_1224;
1240_1231;
Reason: To ensure that the development is implemented in accordance with the approved
planning consent.
42
The development permitted by this planning permission shall only be carried out in
accordance with the approved Flood Risk Assessment (FRA) and associated Addendum
by Royal Haskoning and the following mitigation measures detailed within the approved
FRA:
finished floor levels at first floor level (where residential uses are to be located) shall
be set at a minimum of 8.5 metres above Ordnance Datum (mAOD); and
the implementation of appropriate flood resistant and resilient measures within the
ground floor and basement area, where practical consideration allows, using the guidance
contained within Approved Document C of the Building Regulations and the document
'Improving the flood performance of new buildings: flood resilient construction' which was
published by the Department for Communities and Local Government (CLG) in 2007;
Reason: To reduce the impact of flooding both to and from the proposed development and
third parties (Core Strategy Policy S6).
43
The surface water drainage scheme for the site approved by the local planning
authority under decision notice 12/03163/DET shall be implemented prior to the occupation
of the development.
Reason: To reduce the impact of flooding both to and from the proposed development and
third parties (Core Strategy Policy S6).
44
No infiltration of surface water drainage into the ground is permitted other than with
the express written consent of the Local Planning Authority, which shall only be given for
those parts of the site where it has been demonstrated that there is no resultant
unacceptable risk to Controlled Waters. The development shall be carried out in
accordance with the approval details.
Reason: Whilst the principles and installation of sustainable drainage schemes are to be
encouraged, infiltrating water has the potential to cause remobilisation of contaminants
present in shallow soil/made ground which could ultimately cause pollution of groundwater.
INFORMATIVES
1.
This decision letter does not convey an approval or consent which may be required
under any enactment, by-law, order or regulation, other than Section 57 of the Town and
Country Planning Act 1990.
2.
Your attention is drawn to the provisions of the Building Regulations, and related
legislation which must be complied with to the satisfaction of the Council's Building Control
Officer.
3.
Street Naming & Numbering
As soon as building work starts on the approved development, you must contact the Street
Naming and Numbering Officer if you need to do any of the following:
- name a new street
- name a new or existing building
- apply new street numbers to a new or existing building
- apply new numbers to internal flats or units
This will ensure that any changes are agreed with Lambeth Council before use, in
accordance with the London Buildings Acts (Amendment) Act 1939 and the Local
Government Act 1985. Contact details for the Street Naming and Numbering Officer are
listed below:
Tom Brown
Street Naming and Numbering Officer, London Borough of Lambeth, Ivor House, 1 Acre
Lane, London SW2 5SD
email : [email protected]
telephone : 020 7926 2283
4.
Where a developer proposes to discharge groundwater into a public sewer, a
groundwater discharge permit will be required. Groundwater discharges typically result
from construction site dewatering, deep excavations, basement infiltration, borehole
installation, testing and site remediation. Groundwater permit enquiries should be directed
to Thames Water's Risk Management Team by telephoning 020 8507 4890 or by emailing
[email protected] Application forms should be completed on line
via www.thameswater.co.uk/wastewaterquality. Any discharge made without a permit is
deemed illegal and may result in prosecution under the provisions of the Water Industry
Act 1991.
5.
The applicant is advised to contact Thames Water Developer Services on 0845 850
2777 to discuss the details of the piling method statement.
6.
Under the terms of the Duty of Care Regulations 1991, the Hazardous Waste
(England & Wales) Regulations 2005, the Environmental Permitting Regulations 2010 and
other waste legislation, contaminated materials that are excavated, recovered or disposed
of are classed as controlled waste and must be handled, transported, treated and disposed
of accordingly. Developers should ensure that all contaminated materials are adequately
characterised, both chemically and physically, and that the permitting status of any
proposed off-site operations is clear. Please contact John Vincent (Groundwater &
Contaminated
Land
Technical
Officer)
on
01276
454459
or
email
[email protected] for further details.
7.
Thames Water recommends the installation of a properly maintained fat trap on all
catering establishments. They further recommend, in line with best practice for the disposal
of Fats, Oils and Grease, the collection of waste oil by a contractor, particularly to recycle
for the production of bio diesel. Failure to implement these recommendations may result in
this and other properties suffering blocked drains, sewage flooding and pollution to local
watercourses. Further information on the above is available in a leaflet, ‘Best Management
Practices for Catering Establishments’ which can be requested by telephoning 0203 577
9963.
8.
Thames Water requests that you should incorporate within your proposal, protection
to the property by installing for example, a non-return valve or other suitable device to
avoid the risk of backflow at a later date, on the assumption that the sewerage network
may surcharge to ground level during storm conditions.
9.
With regard to surface water drainage, Thames Water advise that it is the
responsibility of a developer to make proper provision for drainage to ground, water
courses or a suitable sewer. In respect of surface water you should ensure that storm flows
are attenuated or regulated into the receiving public network through on or off site storage.
When it is proposed to connect to a combined public sewer, the site drainage should be
separate and combined at the final manhole nearest the boundary. Connections are not
permitted for the removal of Ground Water. Where the developer proposes to discharge to
a public sewer, prior approval from Thames Water Developer Services will be required.
They can be contacted on 0845 850 2777.
10.
Thames Water advise that overall flows to combined sewers should not exceed
historic flows and this may often be achievable by agreed surface water retention.
11.
As per the advice of English Heritage, it is recommended that an enhanced
programme of archaeological Observation and Recording would be appropriate. By
enhanced, it is recommended that the area for ground reduction be stripped under
archaeological supervision so that any surviving archaeological evidence can be
investigated, identified and recorded, prior to construction.
12.
All external communal lighting and car parking lighting should adhere to BS 5489.
White light is preferred for areas where CCTV is used and elsewhere high pressure sodium
is acceptable. A Lighting engineer should be consulted to provide a well designed scheme.
This should be in vandal resistant housings providing even light with no shadows or voids
and minimal light pollution. A minimum uniformity rating of 25% and above with a colour
rendition index rating of 60 and white light where CCTV is used is desirable.
13.
A CCTV system is recommended for all communal entrances and exits, vulnerable
points in car parking areas and associated public realm or vulnerable communal areas.
However, this is only effective if it is constantly monitored and clearly defined objectives
are set for the system. Internal & external CCTV cameras should compliment each other to
provide “defined” cover subject to any risks identified. It may be more effective to do this in
one overall system rather than piece-meal.
14.
Lighting schemes should compliment the CCTV system to ensure quality pictures,
especially at night. Cameras capable of operating at night may be beneficial in areas
where lighting may be reduced. Any monitored CCTV system that is installed must suit the
environment it is to be used in, any recorded images must be of sufficient detail and quality
that they can be used as valid evidence in a court of law. Any system specified, must
comply with the legal requirements of the Data Protection Act 1998, (see
www.informationcommissioner.gov.uk for more information.)
15.
At the entrance and exit doors and any other designated points any system fitted
should be able to provide identification quality images. More guidance on CCTV systems
can be found on the PSDB publication 17/94 CCTV Operational Requirements Manual.
This
is
available
free
from
the
Home
Office
website:
www.homeoffice.gov.uk/docs/or_manual.pdf
16.
Bin stores should be inside a secure building or structure with a lockable door fitted
with a slam shut facility to discourage arson, prostitutes, drug addicts and rough sleepers.
17.
The design and construction of this development may compromise the performance
of the Emergency Services AIRWAVE radio / communication system. Please request the
architect
to
consult
with
either
[email protected]
or
[email protected] to ensure that the AIRWAVE system is capable of operating
effectively within the building as well as outside.
18.
Your attention is drawn to the advice on SuDS contained within the Environment
Agency's formal consultation response - copy already supplied to the applicant.