Stewarts Lodge, 201 Stewart's Road (Larkhall ... - Lambeth Council

Section 2 – Application Summary
Location
Stewart’s Lodge, 201 Stewart's Road, London, SW8 4UU
Ward
Larkhall
Proposal
Application
Applicant
Demolition of existing building and the erection of a part 4,
part 5 storey buildings to provide 56 flats (including 41%
affordable housing), associated car and cycle parking,
communal garden and landscaping.
SL Wandsworth Ltd
Agent
Mr Mark Pender, 185 Casewick Road, West Norwood,
London, SE27 0TA
Date valid 31 October 2011
Case Officer
Application
Reference
Mr Kevin Tohill
11/03420/FUL
Recommendation(s) PERMIT
Constraints
Environment Agency Flood Zone
Streets Under Conversion Stress
Advert
Date
Publication
18 November 2011
Site Notice posted
on
18 November 2011

1.0 Main Issues
1.1 The main issues pertaining to this application are:
• The acceptability of a residential use in this location;
• The quality of the residential accommodation proposed;
• The provision of affordable housing;
• The impact of the development upon the character and
appearance of the area;
• The impact of the development upon the amenity of
neighbouring properties;
• The impact of the development upon the highway network and
conditions of highway safety;
• The sustainability of the development;
• Whether the development would increase opportunities for
crime;
• Whether adequate refuse storage facilities would be provided for
the development; and
• Infrastructure implications.
2.0 Application Site
2.1 The application site is located on the south side of Stewart’s Road, on
the corner with Wandsworth Road. To the north of the site is the
boundary with the London borough of Wandsworth and the Carey
Gardens residential estate; to the west of the site is Stewart’s Court,
with Bradfield House and to the east, Bilton House LCC residential
blocks adjoining on the north side of the Wansdawroth Road. On the
south side of Wandsworth Road are Brocket House and Croxteth
House residential blocks including a number of local shops and
amenities in the ground floor level of Bradfield House.
2.2 The site for the proposed development is approximately 0.25 hectares
and currently accommodates a one and three storey linked building
which is occupied by Hammersmith and Fulham Council as a short
stay hostel for homeless families with 25 rooms. Hammersmith &
Fulham Council has declared the property surplus to requirements and
is therefore in the process of vacating the property and as such only a
few rooms are currently occupied, Hammersmith & Fulham Council has
confirmed that it will fully vacant the building once planning permission
has been granted if indeed it isn’t vacated sooner.
2.3 The site which currently is underdeveloped and is surrounded by
residential plots occupied by large 5 storey LCC housing blocks along
Wandsworth Road. These buildings are characterised by large
mansard roofs which make them read as higher than 5 storeys. These
red brick buildings frame the road from which they are recessed and

are fronted by green strips with large parking areas at the rear. They do
not include any private amenity areas such as balconies, although
some of them have used the front green space as private gardens on
the north side of Wandsworth Road. These buildings are characterised
by the use of red brick as the only material, have predominant mansard
roofs and they all present the same linear form and architecture.
2.4 The current access to Stewart’s Lodge is through two vehicular
accesses from Stewart’s Road set back from the Wandsworth Road in
the middle and end of the site. A hedge runs along the rest of the
boundary up to and along Wandsworth Road.
3.0 Planning History
3.1 There have been a number of planning applications approved over the
last 25 years relating to the use of the site as an Elderly Person House
and later as homeless accommodation including:
85/02498/PLANAP - Establishment of the use of the property as an
Elderly Persons Home. (Approved 21/6/1990)
87/01371/PLANAP - Erection of a glazed entrance
conservatory.(Approved 2/11/1987)
88/02037/PLANAP - Erection of 3.2m high chain link fence to part of
boundary. (Approved 5/7/1989)
91/00188/PLANAP - Change of use from Elderly Persons home to use
as short stay accommodation for homeless families. (Approved
27/8/1991)
3.2 Discussions for the complete redevelopment of the site began in 2007
and have led to the submission of this current application.
4.0 Description of Proposal
4.1 Planning permission is being sought for the demolition of the existing
building and the erection of a part four; part five storey building to
provide 56 flats, including 41% affordable housing, associated car and
cycle parking, communal garden and landscaping.
4.2 It is proposed to erect two joined blocks. Block 1 fronting Stewarts
Road would provide 19 (6 x 1-bed, 9 x 2-bed and 4 x 3-bed) residential
units all of which would be social rented and Block 2 fronting
Wandsworth Road which would provide 4 (3 x 1-bed and 1 x 2-bed)
shared ownership units at ground floor level and 33 (13 x 1-bed, 15 x
2-bed and 5 x 3 bed) private ownership units on the upper floors.
4.3 Seven (1 x 1-bed, 3 x 2-bed and 1 x 3-bed) of the units would be
wheelchair compliance and the whole building has been designed in

compliance with life time home standards and would therefore be
easily adaptable. The wheelchair compliance units are found on the
ground floor however the building does include two lift shafts, one per
block with complete access to the basement, ground and upper floors.
4.4 The development would result in the following floor space: -
• 22 x 1-bed (2p) - total area ranging from 50sqm to 51sqm
• 12 x 2-bed (3p) - total area ranging from 61sqm to 63 sqm
• 13 x 2-bed (4p) - total area ranging from 70sqm to 72sqm
• 4 x 3-bed (5p) - total area ranging from 86sqm to 93sqm
• 5 x 4-bed (6p) - total area 103sqm to 127sqm
4.5 The scheme would be L - shaped in design around the corner of
Stewart’s Road and Wandsworth Road with the main entrance on this
corner, rising four storeys fronting Stewart’s Road and five storeys
fronting Wandsworth Road. The Vehicular access to the site would be
located approximately 52m from Wandsworth Road towards the rear of
the site and would provide access to the 28 parking spaces (6 disabled
parking), 94 secure cycle parking spaces and the secure refuse and
recycling stores.
4.6 The contemporary design of the proposal differs from the appearance
of the adjacent LCC blocks while retaining the general massing and
scale. The materials would remain minimal and simple to fit in with the
simplicity of the LCC blocks.
4.7 Every unit would include private external amenity space through either
a garden or balcony and the whole development would include a
communal garden to include a children’s play area to the rear of the
site. The following amenity space would be provided
Private Amenity Space - 593.9sqm as gardens or balconies
Communal Garden - 650sqm approximately (to include Children’s Play
Area)
4.8 Level access would be provided from the Wandsworth Road frontage
into the Residential Lobby. The would also be a level access from
Stewart’s Road.
4.9 Refuse and recycling storage would be provided on the lower ground
floor level. The refuse areas would contain Euro bins for general refuse
and recycling.
4.10 Submitted information indicates that the scheme has been designed to
comply with the principles of Secured by Design (following comments
from Secured by Design Officer) and that all residential units would
comply with the Code for Sustainable Homes, which is indicated to be
level 4 with a 25% reduction in dwelling emission rate over the target
emission rate, PV system reducing carbon dioxide emission of 14.2%

though on-site renewables, and the Lifetime Homes Standard
compliance.
5.0 Consultations
5.1 Six site notices were displayed in the vicinity of the site on the 18 th
November 2011 and an advertisement was published in local press
(The Weekender) on the 18 th November 2011.
5.2 A total 264 letters of consultation were sent out to occupiers in the
surrounding area and other interested parties identified from the
previous application and a further letter notification was sent out
following amendments to the submitted plans on the 28 th December
2011.
5.3 To date we have received 2 objections raising the following issues:
Objection: The proposal will increase traffic and congestion in a
current blind spot and this will add to the problem. There should
be no increase in this over populated area until the traffic
problems are resolved.
Officer Comments: The Councils transport team consider the proposal
after amendments which have taken place throughout the process,
acceptable subject to the developer agreeing to contribute towards
improvements in the vicinity of the site as proposed under the Stewart’s
Road Project. These improvements include traffic calming measures
and measures to aid pedestrian movement. The developer has agreed
to the transport teams requirements and as such the proposal is
considered to have a positive contribution to the local transport
problems.
Objection: The proposed development would not be affordable to
the surrounding local residents and would lead to excessively
high rent only benefiting high earners.
Officer Comments: The proposed development meets the London Plan
2011 housing requirements of 40% affordable.
5.4 The following local amenity groups were consulted on the proposed
scheme:
Clapham Society
Ashmole Tenants Association
Brixton Society
Central Stockwell Street Residents Association and Tenants
Association
Friends of Larkhall Park
Larkhall Triangle Playground Association
Stockwell Gardens east Tenants and Residents Association

Stockwell Patnership
Stockwell Park Residents Association
Vauxhall St Peters Heritage Centre
We have received no objections/comments to date.
5.5 The following Council departments and statutory bodies were also
consulted on the proposed scheme and their responses are
summarised as follows:
Housing - No objection
Parks and Open Space - No objection
Crime Prevention - No objection subject to condition
Conservation and Design - No objection subject to condition
Planning Policy - No objection
Strategy and Regeneration - No objection
Regeneration Partnership - No objection
Waste Management - No objection
Environment Agency - No objection
London Borough of Wandsworth - No objection
6.0 Planning Considerations
6.1 Relevant Policies ( including national guidance )
6.2 The following national guidance is considered relevant to the
determination of this application:
PPS1:
PPS3:
PPG13:
PPG23:
PPS 25:
Delivering Sustainable Development
Housing
Transport
Planning and Pollution Control
Development and Flood Risk
Central Government advice is contained in a range of Government
Circulars, Planning Policy Guidance Notes (PPGs) and Planning Policy
Statements (PPS). These are essentially general policies which aim to
guide the local planning authority to securing good policies based on
real and sound objectives and the need to provide high quality, well
thought out developments which make a positive contribution to the
locality and which help to protect or enhance the environment.
6.3 Planning Policy Statement 1 – Delivering Sustainable
Development:
Planning Policy Statement 1 (PPS1) attempts to ensure that
development and growth are sustainable. The guidance note outlines
the positive role for the planning system in guiding appropriate
development to the right place. The advice also states that adequate
provision should be made for employment users and for the provision

of new housing developments, and that local authorities should operate
on the basis that applications for development should be allowed
having regard to the Development Plan and all material considerations,
unless the proposed development would cause demonstrable harm to
the interests of acknowledged importance.
The policy statement underlines the fact that the planning system can
deliver high quality, mixed use developments characterised by
compactness, mixed-use and dwelling types, affordable housing, a
range of employment uses, leisure and community facilities and a high
standard of design. The emphasis is also on the use of planning
conditions to control development and also to make the best use of
brownfield sites.
6.4 Planning Policy Statement 3 – Housing:
Planning Policy Statement 3 underpins the delivery of the
Government’s strategic housing policy objectives and the goal to
ensure that everyone has the opportunity to live in a decent home,
which they can afford in a community where they want to live.
6.5 Planning Policy Guidance 13 – Transport:
Planning Policy Guidance Note 13 (PPG13) stresses the reliance of the
past on the private car. The guidance note encourages alternative
means of travel which would have less environmental impact. It
suggests the location of new housing in urban areas, and the optimum
use of under-used sites and the promotion of new rail links and other
improvements to public transport. One of the main objectives of this
piece of Central Government thinking is to reduce the number of car
movements and usage.
6.6 Planning Policy Statement 23 – Planning and Pollution Control
The policies in this statement and the advice in the accompanying
Annexes (Annex 1: Pollution Control, Air and Water Quality and Annex
2: Development on Land Affected by Contamination) should be taken
into account by Regional Planning Bodies (RPBs) and Local Planning
Authorities (LPAs) in preparing Regional Spatial Strategies (RSSs) and
Local Development Documents (LDDs).
6.7 They are also material to decisions on individual planning applications.
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.
6.8 London Plan 2011
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.
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.
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.
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.
The key polices of the plan considered relevant in this case are:
- 2.15 Town Centres
- 3.3 Increasing Housing Supply
- 3.4 Optimising Housing Potential
- 3.5 Quality and Design of Housing Developments
- 3.6 Children and Young Peoples play and informal
recreation facilities
- 3.11 Affordable Housing Targets
- 3.13 Affordable Housing Thresholds
- 5.1 Climate Change Mitigation
- 5.2 Minimising Carbon Dioxide Emissions
- 5.3 Sustainable Design and Construction
- 5.7 Renewable Energy
- 5.12 Flood Risk Management
- 6.3 Assessing Effects of Development on Transport
Capacity
- 6.9 Cycling
- 6.13 Parking

- 7.1 Building London’s Neighbourhoods and
Communities
- 7.3 Designing Out Crime
- 7.5 Public Realm
- 7.13 Safety, security and resilience to emergency
6.9 Lambeth LDF Core Strategy (adopted 19 January 2011)
The following policies within the Council’s Core Strategy are relevant to
this application:
- Policy S1: Delivering the Vision and Objectives
- Policy S2: Housing
- Policy S4: Transport
- Policy S5: Open Space
- Policy S6: Flood Risk
- Policy S7: Sustainable Design and Construction
- Policy S8: Sustainable Waste Management
- Policy S9: Quality of the Built Environment
6.10 London Borough of Lambeth Unitary Development Plan (2007):
‘Policies saved beyond 5 August 2010 and not superseded by the LDF
Core Strategy January 2011’
The following policies within the Council’s UDP are relevant to this
application:
7.0 Land Use
- 4 - Town Centres & Community Regeneration
- 7 - Protection of Residential Amenity
- 9 - Transport Impact
- 14 - Parking and traffic Restraint
- 15 - Additional Housing
- 16 - Affordable Housing
- 31 - Streets, Character and Layout
- 32 - Community Safety/Designing out Crime
- 33 - Building Scale and Design.
- 35 - Sustainable Design and Construction
- 38 - Design in Existing Residential/Mixed Use Areas
- 39 - Streetscape, Landscape and Public Realm Design
7.1 The application site is 201 Stewart’s Road, known as Stewart’s Lodge.
The current use of the site is C2 residential institution, following its
vacation as a homeless hostel - temporary accommodation. This
hostel use followed implementation of a planning permission in 1991
for change of use to use as short stay accommodation for homeless
families, which is understood to have been personal to the London
Borough of Hammersmith and Fulham. Now that this use has ceased,

the lawful existing use reverts to C2; and is noted that C2 is recorded
as the existing use on the planning application form.
7.2 Core Strategy Policy 2 (a) seeks the provision of at least 7,700 net
additional dwellings across the borough between 2010/11 and
2016/17. It seeks the provision of affordable housing on sites capable
of accommodating 10 or more homes: at least 50% of housing should
be affordable where public subsidy is available, or 40% without public
subsidy. The proposal would provide 41% affordable without the use of
public subsidy and is therefore in compliance with Policy S2 of the
Core Strategy. The mix of affordable housing should be 70 per cent
social rented and 30 per cent intermediate. The policy also seeks a
mix of housing sizes and types to meet the needs of different sections
of the community. Supporting paragraph 4.9 explains that this should
be based on the council’s most recent housing needs assessment and
that priority needs include families, older people, people with special
support needs and young adults. The need for affordable family sized
accommodation is particularly acute.
7.3 Core Strategy Policy 2 (b) prevents the loss of existing housing except
where accommodation is being de-converted back from flats to a
house, or where provision is being sought to meet a specific housing
need in order to support mixed and sustainable stable communities.
This policy is supported by the remaining saved sections of UDP Policy
15. There is no specific protection in Council Policy for the retention of
C2 uses, provided as there is no loss of permanent residential
accommodation. Therefore, there is no issue with the principle of
redevelopment of this site for C3 residential dwellings and the
proposed use is to be welcomed as it would help contribute to the
council’s London Plan targets for net additional dwellings for both
Vauxhall and the borough as a whole.
7.4 With regard to the tenure split, on GLA advice affordable rent should be
considered as a form of social rent. The split is therefore
approximately 80% social (affordable) rent and 20% intermediate.
There is no issue from planning policy with this split given that the
social rent element exceeds the 70% required by policy, which would
normally seek a tenure split of 70/30 of the 40% affordable housing.
The Councils Housing department have been involved throughout the
progression of the application and consider the mix of affordable units
acceptable in providing the Councils housing requirements.
7.5 Quality of the proposed residential environment
Mix of Units
7.6 The units vary in size from 1 to 3 bedroom units. The current dwelling
mix policy requirement is for a mix of dwelling types, affordability and
size. Policy 15 (c) of the Council’s UDP (2007) does not prescribe a
mix of units; rather it encourages "a reasonable mix" and advises that

predominance of one type of housing should be avoided. It draws upon
government policy, which seeks to encourage mixed and balanced
communities by providing a mix of housing.
7.7 The mix of units is usually dependent upon assessed housing need.
The proposed mix of units has the support of the Council's Housing
officers. During consideration of any application Housing officers are
minded to ensure the unit and tenure mix is not less favourable than
that approved at the bid for Housing Corporation funding. In this case
the proposed mix is considered acceptable and as such, in compliance
with Policy 15 of the Council’s UDP (2007).
Size of units
7.8 All of the units proposed would be built to Lifetime Homes standards.
Each of the rooms within these units scheme meets and in some case
exceeds the standards set out in SPD.
7.9 The development would have to meet Part M of the Building
Regulations, which deals with aspects of the Disability and
Discrimination Act (DDA) including width of doors and corridors, level
thresholds, toilet facilities, stairs etc. The Design and Access statement
states that all flats have been designed to Lifetime Homes standards to
ensure that they are flexible and meet the need of future residents.
The scheme provides 7 Wheelchair accessible homes. 7 Wheelchair
homes would be greater than 10% of units which is required under
Policy 3A.4 of the London Plan. It is considered therefore that, the
scheme complies with the aims of the disability and discrimination
legislation.
Natural lighting/Outlook/Privacy
7.10 In terms of outlook and privacy, each of the units are orientated to face
either the front or the rear elevation of the property. It is considered
that each of the units will provide acceptable living environments in
terms of natural lighting, outlook and privacy.
7.11 The applicant has commissioned a sunlight/daylight assessment report
to determine the impact of the proposed development on adjoining
properties and gardens. The assessment has been carried out in
accordance with the British Research Establishment (BRE) Guidelines:
'Site Layout Planning for Daylight and Sunlight' (1991).
7.12 BRE has developed a series of tests for daylight, which if all are failed,
the development would be considered unacceptable in terms of loss of
daylight to neighbouring properties. The results show that in terms of
daylight and sunlight the proposed development would not have a
detrimental impact on the levels of sunlight/daylight in the adjacent
buildings which is within acceptable levels as set out in BRE guidance.

7.13 In relation to the light received by each unit, the results show that in
terms of daylight and sunlight the proposed development has the
potential for good daylight of the interior in accordance with the “BRE
Site Layout Planning for daylight and sunlight – A Guide to Good
Practice”.
7.14 It is therefore considered that the proposed residential units are
incompliance with both the London Plan and the Council’s UDP and
SPD.
Noise
7.15 In order to further ensure that the amenity and living conditions of the
future occupiers have been fully considered, the developer has
engaged an acoustic consultant to assess the scheme having regard to
the requirements of PPG24.
7.16 The Council’s Noise pollution officer viewed the submitted acoustic
report and raised no objections to the proposed works. While the
proposal is located on the busy Wandsworth Road, the proposal is set
back from the highway and the proposed windows and insulation would
mitigate external noise and disturbance.
Amenity Space/Children’s Play Space
7.17 With respect to amenity space the SPD on Housing Development and
House Conversions sets out that for new flatted developments, shared
amenity space of at least 50sqm per scheme should be provided. A
further 10 sq m per flat should also be provided, either as a
balcony/terrace/private garden or consolidated with the communal
space. Communal gardens should comply with the following standards:
(i) receive natural light; (ii) be screened from parking areas; (iii) be
easily accessible to all occupants; (iv) be overlooked by habitable
rooms to ensure safety and surveillance; and (v) have a landscape,
management and maintenance plan. For new houses, the minimum
area required as private/garden is 30m2.
7.18 A development providing 56 residential units would be required to
provide 450m2 for compliance with the Councils residential SPD. The
proposed development would provide 593.9sqm of private amenity
space through either a private balcony or garden on the ground floor
and the whole scheme would also include approximately 650sqm of
communal amenity space which is to include a Children’s Play Area.
The proposal is therefore considered to be well in excess of the
Councils requirements in regard to amenity space. It should be noted
that details of a landscaping scheme for this and details of the
Children’s Play Area will be conditioned.
7.19 The provision of larger family sized units at ground floor level with
direct access to sizeable private gardens adds weight to the quality of

the scheme presented. Furthermore, the communal garden area
would: (i) receive natural light; (ii) be away from parking areas; (iii) be
easily accessible to all occupants; and (iv) be overlooked by habitable
rooms to ensure safety and surveillance. A landscape, management
and maintenance plan could reasonably be secured by way of planning
condition, as recommended.
7.20 In respect to Children’s Play space, UDP Policy 50 (i) and the
associated Housing Development SPD set out that the provision of
suitable play areas for pre-school and junior children will be sought,
where appropriate, in residential developments of 10 or more units, or
on sites of 0.1 Ha or more, or in large mixed use developments. Play
areas should be easily accessible, overlooked by habitable rooms and
enclosed either through fencing, railings or other safety features.
Appropriate play equipment that complies with current safety standards
should be installed. Further guidance on the amount of provision is
provided in the GLA’s Supplementary Planning Guidance Providing for
Children and Young People’s Play and Informal Recreation (adopted
March 2008). This indicates that new residential developments
generating more than 10 children (as determined by the application of
child occupancy assessments) should provide suitable play space as
part of the development scheme. It states that provision should be
based on 10sqm per child and that the provision should be considered
as part of the overall open space provision rather than ‘over and above’
the requirements for private or shared amenity space as set out above.
7.20 The scheme makes provision for an on site children play area. 34 x
2/3-bed apartments are proposed. The requirement would therefore be
for 340sqm of Children Play Space. The development has well in
excess of this area allocated to External Amenity Space including
Children’s Park Space, this is therefore considered acceptable subject
to condition.
7.21 Design and Conservation Considerations
7.22 Policy S9 of the Lambeth LDF Core Strategy states that the Council will
improve and maintain the quality of the built environment and its
liveability by seeking the highest quality of design in all new buildings,
alterations and extensions and, of the public realm.
7.23 The proposed design adopts a flat roof. The façade of the top floors of
both blocks remains recessed from the parapet and presents glazing
and cladding panels. The corner feature has been reduced as it was
considered that it was too prominent and is currently a squared off
turned brick corner. Continuity and symmetry are achieved and the
corner wraps around the two blocks and is characterized by angular
balconies and abundant glazing.

7.24 In terms of the visual impact upon the wider area, it should be noted
that the Council’s Conservation and Design Team have been heavily
involved throughout the negotiation of this scheme and amendments
have been made to create a scheme with achieves a high quality of
design in terms of the proposed building and the building in relation to
the adjacent properties and the wider area. The Councils Design
Officer supports the scheme in terms of the following:
Scale and Mass: Whilst the parapet of the new development is slightly
higher that the neighbouring LCC Block the development overall is set
significantly lower than the LCC blocks and the upper level of the
proposal is set back from the street frontage, reducing the perceived
mass of the building. No objection is raised to the proposal’s height and
scale.
Building Line: The proposal respects the traditional building line of the
neighbouring LCC blocks which assists in the integrating the new
development into the wider streetscene.
Materials: The use of red brick to construct the proposal responds to
the areas local distinctiveness, where red brick characterizes the area.
The use of red brick allows the development to relate successfully the
other LCC blocks.
Landscaping and Amenity Space: A Landscaping strategy is
required for the communal space and forecourt area. Details of
boundary treatment would also be required in greater depth through
condition.
7.25 The proposed development is considered to provide a high quality and
comprehensive solution to the development of this prominent and
underdeveloped corner site. The development would fit in well within
the context of the site and in relation to adjacent buildings and is
considered to enhance the area as a whole in line with Council policy.
7.26 Amenity Impact
7.27 Policy 7 of the Adopted Unitary Development Plan deals with the
protection of residential amenity. It states that the right of people to the
quiet enjoyment of their homes will be respected. It also states that in
mixed use areas, the scale, design, layout, hours of use, intensity,
concentration, and location of non-residential uses will be controlled in
relation to residential uses in order to protect residential amenity.
7.28 Policy 7 of the Adopted UDP requires land uses not to have a
detrimental impact on the amenities of neighbouring occupiers. Policy
33 requires new development to protect residential amenity.
7.29 Adopted UDP Policy 36 (c) sets out criteria which new development
should not unacceptably affect. These protected criteria are as follows:

privacy; outlook and associated unacceptable sense of enclosure; and,
sun/daylight. The above mentioned daylight and sunlight assessment
confirms that there would be a minimal impact on neighbouring
properties.
7.30 Policy 38 states that proposals to intensify existing residential areas
are welcomed where this can be achieved without harming local
amenities.
7.31 Officers consider that given that the properties on the opposite side of
Stewart’s Road, Bradfield House, lie approximately 24m away from the
proposed development there would be no loss of amenity in terms of
loss of light, privacy or sense of enclosure.
7.32 To the rear of the site the properties on Carey Gardens are also
location at a minimum distance of 24m at the closest point to the
proposed development, furthermore due to the L shaped design, only
the flank elevation of Block 1 would face Carey Gardens. As this is the
case there would be no loss of amenity in terms of loss of light, privacy
or sense of enclosure.
7.33 The applicant commissioned a sunlight/daylight assessment report to
determine the impact of the proposed development on adjoining
properties and gardens. The results indicate that the proposed
development complies with BRE guidance (Para.7.18) to ensure the
maintenance of good daylight to neighbouring residential properties.
7.34 For these reasons, therefore, the scheme is considered to have been
designed to ensure that the amenity of the adjacent occupiers has
been safeguarded. As such the scheme is considered to be acceptable
in amenity terms and compliant with Policies 7, 33 and 36.
7.35 Highways and Transportation Issues
7.36 Policy 9 of the Adopted Unitary Development Plan states that
development will be assessed for their transport impacts, including
cumulative impacts on highway safety, the environment and road
network, and on all transport modes.
7.37 Policy S4 of the Lambeth LDF Core Strategy states that the Council will
achieve transport objectives by requiring development to be
appropriate to the level of public transport accessibility and capacity in
the area.
7.38 The site is located on the corner of Stewart’s Road, a Class C
Classified Road and Local Distributor and the Wandsworth Road which
is a London Distributor and a key strategic route within the borough
and has a PTAL rating of 3 (moderate) which means residents may be
reliant on car use.

7.39 It is proposed to remove the existing vehicular access closest to the
junction traffic lights but retain a vehicular access in a similar position
to the existing access in the north-western corner of the site, to provide
access to the proposed basement car parking. Visibility from this
access is expected to be similar to that at the existing access and the
Councils Transport Officer considered the development acceptable.
7.40 23 standard and 5 disabled spaces are proposed which meets London
Plan standards. The layout and dimensions of the basement parking is
considered appropriate.
7.41 The site is located within the Stockwell ‘S’ CPZ, which is operational
from 08:30-17:30 Monday-Friday. A parking survey conducted in
September 2011 was included within the Transport Statement and a
parking stress of 58% is recorded, with 68 permit bays still available in
surrounding roads and streets.
7.42 Applying the borough average of car ownership (39% households have
one car, 10% have two or more cars) results in an anticipated 33
vehicles being generated by the proposed 56 units. This would result in
some five vehicles overspilling onto surrounding streets, which would
increase parking stress levels to 61%. A permit cap is therefore not
considered necessary. However, as a means of encouraging a
reduction in local car ownership a contribution of £6,500 towards a new
Car Club bay in the vicinity of the site was requested and accepted by
the developer. Although there is an existing bay on Thessaly Road this
is very heavily used and an additional bay in the vicinity would be
welcomed. Further measures to discourage visitors from driving to the
site include the following cycle parking.
7.43 94 cycle parking spaces are proposed, within separate stores for
Blocks 1 and 2, accessible via a ramped external walkway. A variety of
wall hung storage and Sheffield stands are proposed. This level of
provision is welcomed and further detail would be secured via
condition.
7.44 A further contribution of £25,000 towards improvements in the vicinity
of the site, as proposed under the Stewarts Road Project (Joint
Lambeth and Wandsworth Improvements Project - Stewarts Road
Study March 2010) is being sought for the immediate local road
networks. These improvements include traffic calming measures and
measures to aid pedestrian movement, and include a junction
treatment at Clyston Street / Stewarts Road.
7.45 A Construction Method Statement would be secured by condition.
7.46 Waste and Recycling
7.47 Policy S8 of the Core Strategy seeks to ensure that residential,
commercial and community development proposals, including changes

of use include adequate provision within or as apart of the development
for residual and re-cycled waster; in terms of facilities for refuse/
recycling containment, litter control and waste disposal. Further
guidance on waste management is provided in "Council's Guidance for
Architects and Developers- Waste and Recycling Storage and
collection Requirements".
7.48 Separate bin stores for Blocks 1 and 2 are shown accessible via a
ramped external walkway, with Eurobins within 10m dragging distance
of the highway, and 360lt bins within 25m dragging distance. The
proposals are therefore in accordance with Lambeth’s Waste and
Recycling Storage and Collection Requirements Guidance for
Architects and Developers.
7.49 Crime Prevention
7.50 Policy 32 of the Adopted Unitary Development Plan states that
development should enhance community safety and will not be
permitted where opportunities for crime are created or where it results
in an increased risk of public disorder.
7.51 The Council’s Crime Prevention Officer was consulted on the scheme
from the pre application stage and the comments have been
incorporated into this scheme. A condition is proposed should
permission be granted to ensure compliance with the Secured by
Design standards. In addition details of landscaping and the treatment
of all areas not covered by building and of security lighting would be
reserved by condition.
7.52 Sustainability and Renewable Energy
7.53 The Government has set a national target to reduce carbon dioxide
(CO2) emissions by 20% by 2010 and 60% by 2050. There is scope to
achieve this target by ensuring that new buildings are designed to
conserve fuel and power and sited to reduce the need to travel and,
restraint measures are adopted to encourage more sustainable means
of transport. The Mayor's Energy Strategy has set a target of 20% of
energy to come from renewable sources.
7.54 UDP Policies 34 and 35 encourage the use of energy-conservation
technologies; use of renewable power sources; and design, layout and
orientation of buildings to minimise energy use. Policy 35 states that
development of this nature should show, by mean of a sustainability
assessment, how they incorporate sustainable design and construction
principles. This should include, among other things, utilising
environmentally friendly specification and materials and specifying the
use of sustainable sources.
7.55 The applicant has produced a Renewable Energy Strategy and Code
for Sustainable Homes which, in brief, sets out the measures to be

undertaken to ensure that the proposed scheme is compliant with the
CO2 reductions in order to achieve Code for Sustainable Homes Level
4.
7.56 A feasibility study has been undertaken to establish the most suitable
renewable technology for integration at the proposed development.
Solar photovoltaic panels are the recommended renewable technology
providing the most cost effective carbon dioxide emission saving for the
proposed development. A 54 kWp photovoltaic system mounted on the
south east and south west roof area, combined with lean energy
conservation measures will provide a 25% reduction of the Dwelling
Emission Rate in excess of the Target Emission Rate in accordance
with Policy 5.2 ‘Minimising Carbon Dioxide Emissions’ of the London
Plan.
7.57 The specified photovoltaic system will also provide a reduction in
carbon dioxide emissions of 14.2%, providing a reasonable contribution
towards meeting the 20% reduction in carbon dioxide emissions
detailed within the London Plan Policy 5.7 Renewable Energy. The
20% target is noted as ‘were feasible’. Based on the limitations of this
site and of renewable technologies in general a 14.2% CO2 reduction
is the best that can be feasibly achieved.
7.58 Following the integration of solar photovoltaic panels, the energy
demand has been demonstrated to have been reduced by 14.2% and
the DER has been reduced by a minimum of 25% reduction.
7.59 Conditions are proposed requesting: a) an energy statement, and b)
details which indentify which credits are targeted and how they will be
achieved to be submitted to and approved the LPA prior to construction
commencement.
7.60 S.106 Contributions
7.61 Policy 57, supplemented by the other policies of the UDP and the SPD
on s106 planning obligations, sets out the circumstances in which the
Council will seek planning obligations from a developer to mitigate
against the potential impacts of a scheme.
7.62 As already stated, the scheme proposes 41% affordable housing. This
provision will need to be secured by way of S106 legal agreement.
Further to this, it is considered that financial contributions should be
secured by way of S106 for the proposed car club bay and local road
network improvements.
7.63 In addition, this scheme requires further financial contributions to
mitigate against its impact. These are set out below:
Education - £86,149.72
Health - £38,082.00

Libraries - £6,739.20
Sport & Leisure - £25,134.34
Parks & Open Spaces - £66,568.00
Travel Plan - £1,000.00
Highway Improvements - £25,000.00
S106 monitoring and programme costs - £7,489.22
The above contributions come to a total of £262,662.48 (£4,690.40 per
individual dwelling)
8.0 Conclusions
8.1 The development provides planning benefit in the provision of 41%
affordable housing. The proposed redevelopment of the site is
considered to be acceptable in that it would be of an appropriate
design (subject to conditions); it would provide a good living
environment for future occupiers; it would not prejudice the amenity of
neighbouring properties. It is considered that it would not harm
conditions of on-street parking or prejudice conditions of the free flow
of traffic and highway safety.
8.2 The development shows sufficient commitment to sustainable design
and construction, the provision of renewable energy technologies,
promoting more sustainable modes of transport and the achievement
of Lifetime Homes Standards.
8.3 It is therefore considered that the development is compliant with the
planning policies of the development plan.
9 Recommendation
9.1 Grant planning permission subject to the satisfactory completion of a
Section 106 Obligation (Heads of Terms set out in section 7.68 of this
report) and the attached conditions
Justification
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. 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. In reaching this decision the following
Local Development Framework Core Strategy 2011 and the Adopted Unitary
Development Plan (2007) Policies were relevant:
Core Strategy
- Policy S1: Delivering the Vision and Objectives
- Policy S2: Housing

- Policy S4: Transport
- Policy S5: Open Space
- Policy S6: Flood Risk
- Policy S7: Sustainable Design and Construction
- Policy S8: Sustainable Waste Management
- Policy S9: Quality of the Built Environment
Unitary Development Plan: Policies saved beyond 5th August 2010.
- 4 - Town Centres & Community Regeneration
- 7 - Protection of Residential Amenity
- 9 - Transport Impact
- 14 - Parking and traffic Restraint
- 15 - Additional Housing
- 16 - Affordable Housing
- 31 - Streets, Character and Layout
- 32 - Community Safety/Designing out Crime
- 33 - Building Scale and Design
- 35 - Sustainable Design and Construction
- 38 - Design in Existing Residential/Mixed Use Areas
- 39 - Streetscape, Landscape and Public Realm Design
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 The development hereby permitted shall be carried out in accordance
with the approved plans listed in this decision notice.
Reason: To ensure that the development is implemented in accordance with
the approved plans.
3 Prior to the commencement of development, full details of the
proposed construction methodology, in the form of a Method of Construction
Statement, shall be submitted to and approved in writing by the Local
Planning Authority. The Method of Construction Statement shall include
details regarding: the notification of neighbours with regard to specific works;
advance notification of road closures; details regarding parking, deliveries,
and storage; 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 must be implemented and
complied with for the duration of the demolition and 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 in compliance with
Policies 9 and 31 of the London Borough of Lambeth UDP: Policies saved
beyond 5th August 2010.
4 The development shall be carried out in accordance with the
prescribed performance levels as set out in the submitted and approved Code
for Sustainable Homes pre-assessment document October 2011.
Reason: To ensure sustainable design and construction in compliance with
Policy 35 of the London Borough of Lambeth UDP: Policies saved beyond 5th
August 2010.
5 Prior to occupation of the residential units, a Code for sustainable
homes post construction review shall be undertaken and submitted to and
approved by the Local Planning Authority.
Reason: To ensure the proposed development complies with Policy 35 of the
London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.
6 Prior to commencement of the development hereby approved, samples
and a schedule of materials to be used in the elevations including all walls,
doors, windows front entrances and balconies within the development hereby
permitted shall be submitted to and approved in writing by the Local Planning
Authority before any building work commences 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 safeguard and enhance the visual amenities of the locality in
compliance with Policies 31, 32, 36 and 38 of the London Borough of
Lambeth UDP: Policies saved beyond 5th August 2010.
7 Detailed drawings to a scale of 1:20 to confirm the detailed design and
materials of the:
1. Schedule and sample of materials used in roof and elevations, should
also include brick sample board (bonding and pointing)
2. Details of all windows and doors at scale 1:10, windows shall be set at
least 115mm within window reveal scale 1:10
3. Details of balconies, bris soliel and canopies
4. Details of boundary treatment and gates
5. Notwithstanding approved plans details of soft and hard landscaping,

should also include details of furniture, lighting and planters
6. Details and locations of rain water pipes
Shall be submitted to and approved in writing by the Local Planning Authority
prior to the commencement of the development herby permitted. The
development shall thereafter be carried out solely in accordance with the
approved details.
Reason: To safeguard and enhance the visual amenities of the locality.
(Policies 31, 32, 36 and 38 of the London Borough of Lambeth UDP: Policies
saved beyond 5th August 2010)
8 Prior to the commencement the development hereby approved, a
Landscape and areas within the curtilage of the site hereby approved shall be
submitted to and approved by the Local Planning Authority. This Strategy is
to include, amongst other things, details of:
- Hard Landscaping
- Planting schedule
- Details at 1:20
- Sample of Materials
Reason: To ensure that the proposed landscaping areas are of a high quality
and for consistent treatment of the public realm. (Policies 33 and 39 of the
London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.
9 All planting, seeding and additional 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 a satisfactory and continuing standard of amenities are
provided and maintained in connection with the development. (Policy 39 of the
London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.
10 No part of the development hereby approved shall be occupied or used
until full details of the proposed cycle storage, including elevation drawings at
a scale of 1:20 of the new storage enclosures and details of manufacturer’s
specifications, has been submitted to and approved in writing by the Local
Planning Authority. The details as are approved shall be provided prior to first

occupation of the development and shall thereafter be retained as such for
the duration of the permitted use.
Reason: To ensure that adequate provision is made for the cycle parking on
the site, in the interests of the promotion of sustainable modes of transport
(Policy 14 of the Adopted Lambeth Unitary Development Plan (2007): Policies
saved beyond 5th August 2010 refer).
11 Notwithstanding the approved plans, full details of the refuse and
recycling storage, hereby permitted shall be submitted to and approved in
writing by the Local Planning Authority before any building work commences
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 that adequate provision is made for the storage of refuse
and the provision of recycling facilities on the site, in the interests of the
amenities of the area in accordance with Policy 35 of the London Borough of
Lambeth UDP: Policies saved beyond 5th August 2010.
12 Prior to commencement of building works, a crime prevention strategy
shall be submitted to and approved in writing by the Local Planning Authority
in consultation with the Police. The strategy shall demonstrate how the
development meets 'Secured by Design' standards and shall include full
detailed specifications of the following: Means of enclosure, gates to the
basement car park, CCTV provision, external lighting provision, electronic
access control, specifications of all external doors and all residential doors,
windows and glazing and benches, seating, obelisk and cycle storage. The
approved measures are to be carried out in full and retained thereafter.
Reason: To ensure that satisfactory attention is given to security and
community safety (Policy 32 of the London Borough of Lambeth UDP: Policies
saved beyond 5th August 2010.
13 Prior to the commencement of building work, full details of a lighting
strategy, including details of the lighting of all public areas and buildings shall
be submitted to and approved in writing by the Local Planning Authority. The
approved lighting shall be installed before the commencement of the use and
maintained thereafter. Development shall be implemented and retained in
accordance with the approved details.
Reason: To ensure that the local Planning Authority may be satisfied with the
details of the proposal. (Policy 32 and 33 of the London Borough of Lambeth
UDP: Policies saved beyond 5th August 2010)
14 A Travel Plan shall be submitted to and approved in writing by the
Local Planning Authority prior to the use hereby permitted commencing. The

measures approved in the Travel Plan shall be implemented prior to the
residential use hereby permitted commencing and shall be so maintained for
the duration of the use, unless the prior written approval of the Local Planning
Authority is obtained to any variation.
Reason: To ensure that the travel arrangements to the residential
development are appropriate and to limit the effects of the increase in travel
movements. (Policy 9 of the London Borough of Lambeth UDP: Policies
saved beyond 5th August 2010)
15 No plumbing or pipes, other than rainwater pipes, shall be fixed to the
external faces of buildings.
Reason: To safeguard and enhance the visual amenities of the locality.
(Policies 31, 32, 36 and 38 of the London Borough of Lambeth UDP: Policies
saved beyond 5th August 2010)
16 All residential flats hereby permitted shall comply with the relevant
Lifetime Homes standard.
Reason: To secure appropriate access for disabled people, in accordance
with Policy 33 of the London Borough of Lambeth UDP: Policies saved
beyond 5th August 2010.
17 Adequate precautions shall be taken during the construction period to
prevent the deposit of mud and similar debris on the adjacent public highways
in accordance with details to be submitted to and approved in writing by the
Local Planning Authority prior to the commencement of development.
Reason: To minimise danger and inconvenience to highway users (Policies 9
and 31 of the London Borough of Lambeth UDP: Policies saved beyond 5th
August 2010)
Notes to Applicants:
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. You are advised that this consent is without prejudice to any rights
which may be enjoyed by any tenants/occupiers of the premises
3. 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.
4. Your attention is drawn to Sections 4 and 7 of the Chronically Sick and
Disabled Persons Act 1970 and the Code of Practice for Access for the

Disabled to Buildings (B.S. 5810:1979) regarding the provision of means of
access, parking facilities and sanitary conveniences for the needs of persons
visiting, using or employed at the building or premises who are disabled.
5. You are advised of the necessity to consult the Council's Streetcare
team within the Public Protection Division with regard to the provision of
refuse storage and collection facilities
6. In connection with the soundproofing condition, you should consult the
Council's Building Control Section before carrying out any works
7. As soon as building work starts on the development, you must contact
the Street Naming and Numbering Officer if you need to do the following:
- name a new street
- name a new or existing building
- apply new street numbers to a new or existing building
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. Although it is not essential, we also
advise you to contact the Street Naming and Numbering Officer before
applying new names or numbers to internal flats or units. Contact details are
listed below.
Street Naming and Numbering Officer
e-mail: streetnn@lambeth.gov.uk
tel: 020 7926 2283
fax: 020 7926 9104
8. You are advised that under the terms of the Water Resources Act
1991, the prior written consent of the National Rivers Authority is required for
any discharge of sewage or trade effluent into controlled waters (e.g.
watercourses and underground waters), and may be required for any
discharge of surface water to such controlled waters or for any discharge of
sewage or trade effluent from buildings or fixed plant into or onto ground or
into waters which are not controlled waters. Such consent may be withheld.
Contact Mr D DeCoster on 0181 310 5500 for details.
9. You are advised that under the terms of the Water Industries Act 1991,
the prior written consent of the London Borough of Lambeth, Sewerage
Contractor for Thames Water Utilities Ltd is required for any development
works draining into, or connecting to, the public sewers. Contact Mr S K
Bellehewe on 0171 926 7108
10. You are advised to contact Thames Water Utilities regarding
mains/supply pipe connections for the development at Network Services
Waterloo District, Thames Water Utilities Ltd, Waterworks Road, Brixton Hill,
London SW2 1SB. Contact Mr D Kirk on 0645 200800 for details

11. It is the view of Lambeth Council that the proposed development has
scope for the provision of recycling and/or composting facilities. For advice on
incorporation of such facilities please contact:
Jason Searles/ Dean Parry
3rd Floor,
Blue Star House
234-244 Stockwell Rd
London SW9 9SP
020 7926 2624
Dparry@lambeth.gov.uk
12. You are advised of the necessity to consult the Council’s Highways
team prior to the commencement of construction on 020 7926 9000 in order to
obtain necessary approvals and licences prior to undertaking any works within
the Public Highway including Scaffolding, Temporary/Permanent Crossovers,
Oversailing/Undersailing of the Highway, Drainage/Sewer Connections,
Hoarding, Excavations (including adjacent to the highway such as basements,
etc), Temporary Full/Part Road Closures, Craneage Licences etc.
13. Your attention is drawn to condition 31 of this planning consent.
Please contact the Council Crime Prevention Officer. Details below: -
Pc Ann Burroughs.
Crime Prevention Design Advisor.
London Borough of Lambeth.
Community Safety Unit.
205 Stockwell Road.
Brixton.
SW9 9SL.
Mobile: 07974643842
Phone: 020 7926 2840
Email: Aburroughs@lambeth.gov.uk