(Larkhall Ward) (12/03759/VOC) PDF 448 KB - Lambeth Council

LAMBETH PLANNING
APPLICATIONS COMMITTEE
Case Number:
12/03759/VOC
Application Address
15 Stockwell Green, SW9 9JF

Site address
Ward
Proposal
15 Stockwell Green, London SW9 9JF
Larkhall
Variation of condition 3 (details of window and door
reveals) of planning permission ref: 11/02200/FUL
(Demolition of the existing building. Redevelopment of site
to provide a mix use development involving employment
office space (Use Class B1), 328 bedrooms for student
accommodation (Sui Generis) and 38 self-contained
residential flats (Use Class C3). Erection of two buildings
on the site, consisting of one 6-storey building plus part
basement (residential flats) and one part 8, part 7, part 5-
storey building plus basement (student accommodation and
employment office space), together with a lift overrun.
Provision of refuse, recycling and cycle storage facilities
along with landscaping of the existing site and associated
private amenity space for the residential units) granted on:
07.10.2011.
Original wording of condition 3:
Prior to commencement of development, detailed drawings,
samples, and a schedule of materials, shall be submitted to
and approved in writing by the Local Planning Authority (for
determination by the Planning Applications Committee) and
this condition shall apply notwithstanding any indications as
to these matters which have been given on the approved
plans and in the application. The development shall
thereafter be carried out solely in accordance with the
details approved in writing unless otherwise agreed in
writing with local planning authority. The following details
will be required.
1. Details of all window and door reveals on the
external faces of the development that shall be set
within 115mm minimum reveals from the face of the
building. (Scale 1:5)
2. Door entrance details;
3. Sample and schedule of materials including brick
sample panel
4. Details of roof materials;
5. Details of vents, extracts and pipes;
6. Details of all balconies and walkways indicating
materials, profiles and elevational appearance
(Scale 1:20);
7. Details of balustrades of all roof terraces (Scale
1:20)
8. Details of wall panels;
Reason: To protect the character and appearance of the

adjoining Stockwell Green Conservation Area along with
the surrounding buildings in accordance with saved policies
33, 38 and 47 of the Unitary Development Plan (2007) and
Core Strategy Policy S9 (2011).
Proposed wording of condition 3:
Prior to commencement of development, detailed drawings,
samples, and a schedule of materials, shall be submitted to
and approved in writing by the Local Planning Authority (for
determination by the Planning Applications Committee) and
this condition shall apply notwithstanding any indications as
to these matters which have been given on the approved
plans and in the application. The development shall
thereafter be carried out solely in accordance with the
details approved in writing unless otherwise agreed in
writing with local planning authority. The following details
will be required.
1. Details of all window and door reveals on the
external faces of the residential (self-contained flats)
element of the development that shall be set within
65mm minimum reveals from the face of the
building. (Scale 1:5)
2. Details of all window and door reveals on the
external faces of the student accommodation
element of the development that shall be set within
115mm minimum reveals from the face of the
building. (Scale 1:5)
3. Door entrance details;
4. Sample and schedule of materials including brick
sample panel
5. Details of roof materials;
6. Details of vents, extracts and pipes;
7. Details of all balconies and walkways indicating
materials, profiles and elevational appearance
(Scale 1:20);
8. Details of balustrades of all roof terraces (Scale
1:20)
9. Details of wall panels.
Reason: To protect the character and appearance of the
adjoining Stockwell Green Conservation Area along with
the surrounding buildings in accordance with saved policies
33, 38 and 47 of the Unitary Development Plan (2007) and
Core Strategy Policy S9 (2011).

Application type
Application ref(s)
Variation of Condition
12/03759/VOC
Validation date 15 th October 2012
Case officer details
Name: Richard McFerran
Tel: 020 7926 1205
Email: rmcferran@lambeth.gov.uk
Applicant
Agent
Considerations/constraints
Spiritbond
Mr Donald Considine - TP Bennett
Major Development Opportunity
Approved plans D2504 P2; D5200 P1; D2505 P1; Email (dated 05/12/12).
Recommendation(s)
Grant planning permission subject to a completion of a
Deed of Variation of the S106 Agreement
Report Review
Department(s) or Organisation(s) Date consulted Date response
received
Governance & Democracy (legal) 29.11.2012 03.12.12
Consultation
Department(s) or Organisation(s)
Consulted?
(y/n)
Date response
received
Internal
Crime Prevention Design Y 14/11/2012
Conservation and Design Y 13/11/2012
Noise & Pollution Y None Received
Streetcare Y None Received
Noise Enforcement Y None Received
Brixton Town Centre Manager Y None Received
External
Stockwell Partnership Y None Received
Stockwell Gardens East Tenants And
Y
None Received
Residents Association
Central Stockwell Street Residents And
Tenants Association
Y
None Received

Brixton Society Y None Received
Clapham Society Y None Received
Transport For London Y 01/11/2012
Background Documents
Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926
1180)

1 Summary of Main Issues
1.1 Planning application 11/02200/FUL was approved by the Council in October
2011 following determination at Planning Applications Committee. At this time
the Council accepted the principle of the redevelopment of the site to allow the
creation of new office space, a total of 328 bedrooms for student
accommodation as well as the creation of 38 self-contained flats.
1.2 The above consent was subject to a number of conditions. Condition 3 required
the applicant to provide further details of a number of the architectural elements
of the scheme to ensure their suitability on design grounds. As part of this the
condition requested further details of details of external window and door
reveals which were stipulated to have a depth of 115mm. It is this particular
element of the condition which the applicant wishes to vary. Of particular
consideration of this applications are the following:
• The impact on the appearance of the building; and
• The impact with regards to crime and safety.
2 Site Description
2.1 The application site forms part of a 1.26 hectare area known as the former
Bottle Store site. The area to be redeveloped is rectangular in shape and is
situated at the northeast corner of the junction between Lingham Street and
Stockwell Green.
2.2 The majority of the site has been developed following permission in 2006 for a
mixed use development. The existing buildings on the site are nine storeys in
height. The remaining undeveloped part has been striped back to the concrete
pillars and only the structural shell remains, which equates to 0.43 hectare in
area.
2.3 The surrounding area is predominately residential in character. The type of
housing that surrounds the site varies from public housing in large buildings to
the north east, further public housing estates to the north and period style
housing situated towards the south and west of the site. Stockwell Road, whilst
not a designated town centre, has a range of commercial uses and there are
isolated commercial sites on the distributor roads nearby.
2.4 The site has a PTAL score between 5-6a which is ‘very good’ to ‘excellent’.
Public transport links are provided by bus services along Stockwell Road. There
is also the Stockwell London Underground Station.
2.5 The site is not situated within a Conservation Area, however it borders the
Stockwell Green Conservation Area and is in close proximity to 1 Stockwell
Green a Grade II listed building (circ 1848 built in Jacobean style) and 21-37
Stockwell Green a Grade II listed terrace.

3 Planning History
3.1 The application site has the following planning history:
3.2 11/02200/FUL - Demolition of the existing building. Redevelopment of site to
provide a mix use development involving employment office space (Use Class
B1), 328 bedrooms for student accommodation (Sui Generis) and 38 selfcontained
residential flats (Use Class C3). Erection of two buildings on the site,
consisting of one 6-storey building plus part basement (residential flats) and one
part 8, part 7, part 5-storey building plus basement (student accommodation and
employment office space), together with a lift overrun. Provision of refuse,
recycling and cycle storage facilities along with landscaping of the existing site
and associated private amenity space for the residential units
4 Proposal
4.1 Under this application for a variation of condition, the applicant is seeking to
vary the wording of condition 3 of the original consent ref: 11/02200/FUL which
reads as follows:
Prior to commencement of development, detailed drawings, samples, and a
schedule of materials, shall be submitted to and approved in writing by the Local
Planning Authority (for determination by the Planning Applications Committee)
and this condition shall apply notwithstanding any indications as to these
matters which have been given on the approved plans and in the application.
The development shall thereafter be carried out solely in accordance with the
details approved in writing unless otherwise agreed in writing with local planning
authority. The following details will be required.
1. Details of all window and door reveals on the external faces of the
development that shall be set within 115mm minimum reveals from the
face of the building. (Scale 1:5)
2. Door entrance details;
3. Sample and schedule of materials including brick sample panel
4. Details of roof materials;
5. Details of vents, extracts and pipes;
6. Details of all balconies and walkways indicating materials, profiles and
elevational appearance (Scale 1:20);
7. Details of balustrades of all roof terraces (Scale 1:20)
8. Details of wall panels.
Reason: To protect the character and appearance of the adjoining Stockwell
Green Conservation Area along with the surrounding buildings in accordance
with saved policies 33, 38 and 47 of the Unitary Development Plan (2007) and
Core Strategy Policy S9 (2011).
4.2 The issue is with regards to the depth of the window and door reveals on the
external faces of the development. The applicant considers that the stipulated
reveal depth on the residential element (comprising 38 self-contained flats) is

not achievable on the basis that the residential part of the development is
designed using a cavity wall construction and as such the required ‘setting out’
would result in the window projecting beyond the brick outer leaf. This would
have raised issues with respect to weatherproofing these elements of the
scheme in a traditional manner in keeping with the character of the building. As
such it is proposed that the external reveal to this part of the scheme be altered
to a depth of 65mm.
4.3 Given the above the applicant is seeking the rewording of the condition to state
that the reveal depth of the windows and doors to the residential element shall
be 65mm. For the purposes of clarification the reveal depth to the windows and
doors of the student accommodation will remain at 115mm. This is due to
differences in the detailed design of this part of the development. In light of the
above the proposed wording of condition 3 shall be as follows:
Prior to commencement of development, detailed drawings, samples, and a
schedule of materials, shall be submitted to and approved in writing by the Local
Planning Authority (for determination by the Planning Applications Committee)
and this condition shall apply notwithstanding any indications as to these
matters which have been given on the approved plans and in the application.
The development shall thereafter be carried out solely in accordance with the
details approved in writing unless otherwise agreed in writing with local planning
authority. The following details will be required.
1. Details of all window and door reveals on the external faces of the
residential (self-contained flats) element of the development that shall be
set within 65mm minimum reveals from the face of the building. (Scale
1:5)
2. Details of all window and door reveals on the external faces of the
student accommodation element of the development that shall be set
within 115mm minimum reveals from the face of the building. (Scale 1:5)
3. Door entrance details;
4. Sample and schedule of materials including brick sample panel
5. Details of roof materials;
6. Details of vents, extracts and pipes;
7. Details of all balconies and walkways indicating materials, profiles and
elevational appearance (Scale 1:20);
8. Details of balustrades of all roof terraces (Scale 1:20)
9. Details of wall panels.
Reason: To protect the character and appearance of the adjoining Stockwell
Green Conservation Area along with the surrounding buildings in accordance
with saved policies 33, 38 and 47 of the Unitary Development Plan (2007) and
Core Strategy Policy S9 (2011).
4.4 Other than the alterations to the reveal depth of the windows and doors to the
residential element of the scheme, there would be no further changes to the
wording of the original condition.

5 Consultations and Responses
5.1 A total of 504 consultation letters have been sent out to the occupants of
properties within the vicinity of the application site. These include properties
within Stockwell Green; Stockwell Road; Stockwell Mews; Oak Square; Irving
Grove; Eastcote Street and Lingham Street. A full list of the properties
consulted as part of this process can be viewed on the planning file.
5.2 A site notice was displayed on 25 th October 2012 and a press notice was
published on the same date.
Internal consultation
5.3 The Council’s Conservation Officer has raised no objections to the proposed
variation of condition. This is on the basis that there is adequate justification for
the alteration to the depth of the window and door reveals and that this alteration
will not have any significant impact upon the appearance of the building.
5.4 The Council’s Crime Safety Advisor has raised no objection to the proposed
variation.
5.5 No response had been received from the Council’s Streetcare or Noise
Enforcement Teams or the Brixton Town Centre Manager.
External consultation
5.6 The following local amenity groups and official bodies were consulted on these
proposals:
• Stockwell Partnership
• Stockwell Gardens East Tenants And Residents Association
• Central Stockwell Street Residents And Tenants Association
• Brixton Society
• Clapham Society
• Transport For London
5.7 No responses have been received from the above local amenity groups at the
time of writing. However Transport for London did provide comments stating
that they wish to provide no observations due to the nature of the scheme.
No. of Letters No. of Objections No. in support Comments
sent
510 0 0 1 (TFL)

6 Planning Policy Considerations
National Guidance
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. The development plan in Lambeth is
the London Plan (‘consolidated with Alterations since 2004’ published in
February 2008), the Lambeth Core Strategy (adopted 19 January 2011) and the
remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP)
2007: Policies saved beyond 5 August 2010 and not superseded by the LDF
Core Strategy January 2011’. Material considerations include national planning
policy statements and planning policy guidance.
6.2 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.
6.3 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. Moreover, it sets out that in assessing and determining
development proposals, local planning authorities should apply the presumption
in favour of sustainable development.
The London Plan 2011
6.4 The London Plan was published in July 2011 and replaces the previous
versions which were adopted in February 2004 and updated in February 2008.
The London Plan is the Mayor’s development strategy for Greater London and
provides strategic planning guidance for development and use of land and
buildings within the London region.
6.5 The London Plan is the overall strategic plan for London, and it sets out a fully
integrated economic, environmental, transport and social framework for the
development of the capital over the next 20-25 years. It forms part of the
development plan for Greater London. All Borough plan policies are required to
be in general conformity with the London Plan policies
6.6 The key policies of the plan considered relevant in this case are:
• Policy 1.1 - Delivering the strategic vision and objectives for London
• Policy 2.9 - Inner London
• Policy 7.1 - Building London’s neighbourhoods and communities
• Policy 7.2 - An inclusive environment
• Policy 7.3 - Designing out crime
• Policy 7.4 - Local character

• Policy 7.6 – Architecture
Lambeth LDF Core Strategy (2011)
6.7 The following policies are considered to be of relevance to the assessment of
this application:
• Policy S1 – Delivering the Vision and Objectives
• Policy S9 – Quality of the Built Environment
London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved
beyond 5 August 2010 and not superseded by the LDF Core Strategy January
2011’
6.8 The following policies are considered to be of relevance to the assessment of
this application:
• Policy 32 – Community Safety/Designing Out Crime
• Policy 33 – Building Scale and Design
• Policy 38 – Design in Existing Residential/Mixed Use Areas
• Policy 47 – Conservation Areas
7 Planning Considerations
7.1 The proposed variation of condition is considered to be justified on the basis
that the residential part of the development is designed using a cavity wall
construction and as such the required ‘setting out’ would result in the window
projecting beyond the brick outer leaf. This would have raised issues with
respect to weatherproofing these elements of the scheme in a traditional
manner in keeping with the character of the building. As such it is proposed that
the external reveal to this part of the scheme be altered to a depth of 65mm.
7.2 With respect to the above, it is considered that on the basis of the comments
from the Conservation and Design Officer that the works would be minor when
the scheme is viewed as a whole and would not have a detrimental impact upon
the appearance of the approved scheme. The proposed variation is therefore
considered to comply with Policy 9 of the Core Strategy and the relevant design
policies within the UDP.
7.3 Furthermore, in keeping with comments from the Crime Safety Advisor it is
considered that the alterations would not give rise to any increased
opportunities for crime in accordance with Saved Policy 32 of the UDP.
8 Conclusion
8.1 The proposed variation of condition 3 of application ref: 11/02200/FUL would not
result in a detrimental impact on the character or appearance of the building and
would not give rise to any crime issues.

9 Recommendation
9.1 Grant variation of condition 3 of application ref: 11/02200/FUL, subject to the
completion of a Deed of Variation of the S106 Agreement.
10 Summary of the Reasons
10.1 In deciding to vary the condition quoted above, the Council has had regard to
the relevant policies of the Lambeth Local Development Framework Core
Strategy (2011) and London Borough of Lambeth Unitary Development Plan
(2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF
Core Strategy January 2011’), and all other relevant material considerations.
Having weighed the merits of the proposal in the context of these issues, it is
considered that planning permission should be granted. In reaching this
decision the following policies were relevant:
10.2 Lambeth LDF Core Strategy (2011):
• Policy S9 – Quality of the Built Environment
10.3 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 32 – Community Safety/Designing Out Crime
• Policy 33 – Building Scale and Design
• Policy 38 – Design in Existing Residential/Mixed Use Areas
• Policy 47 – Conservation Areas
Informatives
1 You are advised that all conditions attached to permission 11/02200/FUL remain
in force as originally worded other than condition 3 which is varied under this
application.
2 You are advised that if there is an existing agreement under Section 106 of the
Town and Country Planning Act 1990 in place in respect of this property it will
be subject to a Deed of Variation.
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