07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council
07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council 07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council
and/ or have a significant impact on the skyline and are larger than the threshold sizes set for the referral of planning applications to the Mayor. Policies 7.10 and 7.11, which set out the Mayor’s approach to protecting the character of strategic landmarks as well as London’s wider character, are also important considerations. Further the VNEB OAPF states that tall buildings in this location should be in the region of 150m in height and form part of an emerging cluster at Vauxhall. Key principles include the support of an emerging tall buildings cluster at Vauxhall with the Central Activities Zone, no harm to the setting of the Westminster WHS in river prospects defined with the London View Management Framework (LVMF) SPD, separate identity on the skyline building up to 150m and full integration with the public realm strategy. 8.3 NPPF attaches great importance to the design of the built environment and should contribute positively to making places better for people. 8.4 The proposed height of the towers have been assessed in relation to the views from the London Viewing Management Framework (LVMF) locations, local conservation areas and additional views within the WHS site. 8.5 The development proposes two towers which would be 168m in height. This would exceed the guidance set out in the VNEB OAPF. English Heritage have raised concerns regarding the proposed height of the towers, which rise above the guideline of 150m in the VNEB OAPF. Therefore, English Heritage requested that further modelling of the two towers should be provided in order to assess the impact on the heritage assets. 8.6 It was outlined by English Heritage in their consultation response that they have concerns about the visibility of the tops of the two residential towers in views of Battersea Power Station from Battersea Park, views of the Royal Festival Hall from Waterloo Bridge and views outwards from Trafalgar Square. 8.7 The applicant has responded to these comments by providing new verified views and a kinetic animation of the view from Waterloo Bridge of the revised scheme, providing additional justification for retaining the height of the two principle towers in line with the submitted scheme. They argue that the proposed heights are considered to have an elegant skyline presence and would relate positively to the emerging form of the tall buildings cluster at Vauxhall, which would be a visibly distant part of the setting of these designated heritage assets. 8.8 The concerns of English Heritage are noted with regard to the height of the towers and the visibility of their tops in distance views. There is clearly merit in their approach as a lowering in height in line with the OAPF would remove the towers from some of these views. However, the applicant has long been aware of the English Heritage position and does not accept that any harm is caused in these views; the applicant has thus chosen not to amend the scheme in spite of English Heritage’s consistent stance on this from the outset. The OAPF height guidance is based on careful analysis and has been chosen as suitable in relation to strategic / distance views. However, the impact of any increase in height needs to be carefully considered. The very modest presence of the towers, in quite distance views would in officers view have a very modest minor
impact. A balanced view has to be taken between such minor impacts and the public benefits offered by the scheme. 8.9 The principle of the retained height at 168m and the lack of impact on key views was agreed with officers. The applicant has justified, whilst the height of the towers meant that they could be seen in the views identified by English Heritage, they did not have a negative impact on any heritage assets as defined by the NPPF. Officers support this view. It should be noted that the proposed towers would be below the 180m of the St George Tower, together with recently approved schemes within the VNEB area such as Market Towers (199m). In this respect officers raise no objection to the proposed height of the towers. 8.10 English Heritage and CABE have published ‘Guidance on Tall Buildings’ providing criteria’s by which tall buildings should be considered and assessed. These are considered as follows: • Relation to context: the proposed development would form part of the wider OAPF cluster, which is appropriate in this location. The applicant design team have taken into account of the emerging developments in the vicinity as well as directing liaising with the design teams for the immediately adjacent sites. • The effect on the historic environment: the setting of the adjoining listed buildings on Wandsworth Road would be significantly changed by this redevelopment. This is inevitable given that Vauxhall is identified as suitable for tall buildings. The new development would be in stark contrast to the listed buildings but officers do not consider the impact to be harmful. The introduction of the ‘book end’ building means that the listed terrace would appear much more as part of the scheme as a whole. • The effect on the World Heritage Site: the applicant has assessed the scheme against protected views and the potential impact the development may have. English Heritage have raised concern that the scheme would not impact on the World Heritage Site from Parliament Square, but concerns have been raised in relation to the impact the development would have to the local heritage assets from the South Bank. However, officers consider that the scheme would have minor impact and these should be outweighed by the regenerative benefits the scheme would bring to the local area. • The relationship to transport infrastructure: The development would have a good relationship with the existing transport infrastructure and in turn would greatly enhance the existing transport system. • The architectural quality of building: the proposed scheme would provide a high-level of quality buildings on the site which has been supported by design officers through pre-application stage and through to the assessment of the scheme. • The sustainable design and construction: The scheme would comply with the requirements set out within the Code for Sustainable Homes.
- Page 2 and 3: Site address Ward Proposal Applicat
- Page 4 and 5: • 661_00_07_030 rev. 01 Retained
- Page 6 and 7: • 661_00_07_544 rev. 01 Vauxhall
- Page 8 and 9: and 30.11.2012 Street Management Ar
- Page 10 and 11: Executive Summary This application
- Page 12 and 13: 1 Summary of Main Issues 1.1 The ma
- Page 14 and 15: 22,732sqm of new office floor space
- Page 16 and 17: 4.17 A three-storey linear building
- Page 18 and 19: with the road. Planting within Mile
- Page 20 and 21: 5.24 London Underground Infrastruct
- Page 22 and 23: 5.42 Vauxhall Neighbourhood Housing
- Page 24 and 25: orough. How is the policing of this
- Page 26 and 27: on the application, which would lim
- Page 28 and 29: excessive in terms of the planning
- Page 30 and 31: proposed are menial and on this bas
- Page 32 and 33: Policy 3.1 Policy 3.2 Policy 3.8 Po
- Page 34 and 35: Policy 50 Open Space and Sports Fac
- Page 36 and 37: 7.4 Retail 7.5 The application prop
- Page 38 and 39: 7.15 Affordable Housing: 7.16 The L
- Page 40 and 41: hostel provider have confirmed that
- Page 42 and 43: 7.37 Officers consider that both th
- Page 44 and 45: 7.53 Policy 50 of the Saved UDP see
- Page 46 and 47: 7.64 The likely shadowing on the am
- Page 50 and 51: • The credibility of the design:
- Page 52 and 53: the Bondway Warehouse and railway v
- Page 54 and 55: softening to the building forms, wh
- Page 56 and 57: Borough of Wandsworth, the London B
- Page 58 and 59: trees to be planted along this road
- Page 60 and 61: neighbouring properties: • Test 1
- Page 62 and 63: each the guidelines and has an exis
- Page 64 and 65: 9.24 The application proposes a ser
- Page 66 and 67: condition on the planning permissio
- Page 68 and 69: other proposed developments on Wand
- Page 70 and 71: 10.12 Car Parking Lambeth Transport
- Page 72 and 73: dedicated service yard. Swept paths
- Page 74 and 75: • Photovoltaic (PV) modules for e
- Page 76 and 77: Holdings on these floorspace figure
- Page 78 and 79: to be identified in the S106. As no
- Page 80 and 81: provide further regenerative benefi
- Page 82 and 83: details regarding dust mitigation;
- Page 84 and 85: insulation for the residential unit
- Page 86 and 87: 19. Prior to the commence of the de
- Page 88 and 89: and the provision of recycling faci
- Page 90 and 91: impact upon the community (Policy S
and/ or have a significant impact on the skyline and are larger than the threshold<br />
sizes set for the referral of planning applications to the Mayor. Policies 7.10 and<br />
7.11, which set out the Mayor’s approach to protecting the character of strategic<br />
landmarks as well as London’s wider character, are also important<br />
considerations. Further the VNEB OAPF states that tall buildings in this location<br />
should be in the region of 150m in height and form part of an emerging cluster<br />
at <strong>Vauxhall</strong>. Key principles include the support of an emerging tall buildings<br />
cluster at <strong>Vauxhall</strong> with the Central Activities Zone, no harm to the setting of the<br />
Westminster WHS in river prospects defined with the London View Management<br />
Framework (LVMF) SPD, separate identity on the skyline building up to 150m<br />
and full integration with the public realm strategy.<br />
8.3 NPPF attaches great importance to the design of the built environment and<br />
should contribute positively to making places better for people.<br />
8.4 The proposed height of the towers have been assessed in relation to the views<br />
from the London Viewing Management Framework (LVMF) locations, local<br />
conservation areas and additional views within the WHS site.<br />
8.5 The development proposes two towers which would be 168m in height. This<br />
would exceed the guidance set out in the VNEB OAPF. English Heritage have<br />
raised concerns regarding the proposed height of the towers, which rise above<br />
the guideline of 150m in the VNEB OAPF. Therefore, English Heritage<br />
requested that further modelling of the two towers should be provided in order to<br />
assess the impact on the heritage assets.<br />
8.6 It was outlined by English Heritage in their consultation response that they have<br />
concerns about the visibility of the tops of the two residential towers in views of<br />
Battersea Power Station from Battersea Park, views of the Royal Festival Hall<br />
from Waterloo Bridge and views outwards from Trafalgar <strong>Square</strong>.<br />
8.7 The applicant has responded to these comments by providing new verified<br />
views and a kinetic animation of the view from Waterloo Bridge of the revised<br />
scheme, providing additional justification for retaining the height of the two<br />
principle towers in line with the submitted scheme. They argue that the<br />
proposed heights are considered to have an elegant skyline presence and<br />
would relate positively to the emerging form of the tall buildings cluster at<br />
<strong>Vauxhall</strong>, which would be a visibly distant part of the setting of these designated<br />
heritage assets.<br />
8.8 The concerns of English Heritage are noted with regard to the height of the<br />
towers and the visibility of their tops in distance views. There is clearly merit in<br />
their approach as a lowering in height in line with the OAPF would remove the<br />
towers from some of these views. However, the applicant has long been aware<br />
of the English Heritage position and does not accept that any harm is caused in<br />
these views; the applicant has thus chosen not to amend the scheme in spite of<br />
English Heritage’s consistent stance on this from the outset. The OAPF height<br />
guidance is based on careful analysis and has been chosen as suitable in<br />
relation to strategic / distance views. However, the impact of any increase in<br />
height needs to be carefully considered. The very modest presence of the<br />
towers, in quite distance views would in officers view have a very modest minor
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