34-36 Bedford Road, London SW4 - Lambeth Council

Site address
Ward
Proposal
Application type
Application ref(s)
34-36 Bedford Road, London SW4
Ferndale
Demolition of existing building and erection of a 5 storey
plus basement mixed use development, comprising an
office (936sqm) at ground floor and 40 residential units
above with external balconies and terraces. Together with
landscaping including secure children’s play area at
ground floor, basement car parking and basement and
ground floor cycle parking.
Full Planning Permission
12/02865/FUL
Validation date 26 th July 2012
Case officer details
Applicant
Agent
Name: Helen Miles
Tel: 020 7926 1138
Email: hmiles@lambeth.gov.uk
Oakapple Properties Ltd
Danny Simmons, RPS Planning and Development Ltd
Considerations/constraints District Centre Primary Shopping Area
Streets under Conversion Stress
Approved Plans 10365-109 E, 10365-102 F, 10365-104 D, 10365-100 A,
10365-101 A, 10365-105 E, 10365-106 D, 10365-107 D,
10365-108 E, 10365-110 C, 10365-112 B, 10365-113 B,
10365-114 A, 10365-116 C, V10365 L01 B, Design and
Access Statement, Planning Report, Travel Plan –
Proposed Residential Development, Travel Plan –
Proposed Office Development, Daylight and Sunlight
Study (Neighbouring Properties), Daylight and Sunlight
Study (Within Development), Archaeological Desk Based
Assessment, Noise and Vibration Assessment, Geo
Environmental Assessment Report, Transport Statement,
Sustainability Assessment, BREEAM Assessment Report,
Code for Sustainable Homes Pre-Assessment Report
(received 26/7/12)
Recommendation(s)
Grant planning permission subject to conditions and
completion of a s106 agreement.

Report Review
Department(s) or
Organisation(s)
Governance & Democracy
(legal)
Date
consulted
Date
response
received
Comments
summarised
in para
6/9/12 10/9/12 Throughout

Consultation
Department(s) or
Organisation(s)
Consulted?
(y/n)
Date
response
received
Internal
Highways & Transport Y 16/8/12 Y
Housing Y 4/9/12 Y
Streetcare
Y
Planning Policy Y 4/9/12 Y
Crime Prevention Unit Y 21/8/12 Y
Noise Pollution Y 12/8/12 Y
Parks and Open Spaces
Y
Arboricultural Officer
Y
Conservation and Design Y 5/9/12 Y
External
Acre Lane Residents Association Y
Brixton Business Forum
Y
Brixton Society
Y
Clapham Society
Y
Transport for London Y 14/8/12 Y
Housing Association S106 Housing Y
Environment Agency Y 16/8/12 Y
Network Rail
Y
English Heritage Y 6/9/12 Y
Households Y Various Y
Comments
summarised
in report?
(y/n)
Background documents
Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926
1180).
For advice on how to make further written submissions or to register to speak on this item,
please contact Governance & Democracy by emailing democracy@lambeth.gov.uk or
telephoning 020 7926 2170. Information is also available on the Lambeth website
www.lambeth.gov.uk/democracy

1 Summary of Main Issues
1.1 The main issues involved in this application are:
• Principle of mixed use development on an employment site
• Acceptability of height, bulk and design of the proposed development
• Affordable housing provision
• Quality of the proposed accommodation
• Impact on the amenity of neighbouring properties in terms of loss of
sunlight/daylight, overlooking and loss of privacy and sense of enclosure
• The transport and highway implications of the proposed development
• Sustainability of the proposed development
• Refuse
• Crime prevention issues
• S106 contributions
2 Site Description
2.1 The site is located on the west side of Bedford Road, bounded by the railway viaduct to
the north, the rear of the properties on Aristotle Road to the south and Cadmus House
on Clapham High Street to the west and including the Kone office on Bedford Road to
the east.
2.2 The site is currently occupied by the 3 storey Kone office fronting Bedford Road, with a
large area of hardstanding to the rear, used as parking for the offices, and also
accommodates a number of ad-hoc single storey storage containers. The site is in B1
use.
2.3 Opposite the site to the east is the former Builders Merchants at 35-51 Bedford Road, at
the time of the officer’s site visit the site had been cleared. Planning permission was
granted at committee in March this year for the demolition of the existing buildings and
the erection of a six storey building (plus basement level) comprising of office space
and 58 residential units front Bedford Road, and the erection of a four storey building to
the rear of the site to provide 17 residential units.
2.4 Three storey terraced residential properties adjoin the site to the east and west, with an
access road and communal garden area directly adjoining the boundary
2.5 The properties at Cadmus House on Clapham High Street to the west are locally listed
and comprise commercial units at ground floor with residential units above.
2.6 To the north is the railway viaduct. The arches are occupied and in commercial use,
with single storey rear extensions projecting beyond the edge of the viaduct and up to
the boundary of the site, to the north.
2.7 The site adjoins the Clapham High Street Conservation Area to the west, Ferndale
Road Conservation Area to the south east and Clapham Road Conservation Area to the
north east of the site. The site is also located in close proximity to the Grade II Listed
No. 2 Ferndale Road (circa 1870) south of the site.

3 Planning History
3.1 Planning permission was refused on 06.01.2005 for alterations and extensions to
existing 3 storey office building comprising new pitched roof, internal reconfiguration of
building, brick cladding to building exterior, new glazed canopy and new mullions to
windows in front elevation, and replacement timber windows, new lift shaft and new
door to rear elevation; along with demolition of existing warehouse and shed to rear,
reconfiguration of car park to accommodate a total of 50 parking spaces, cycle storage,
along with associated works, (Ref 04/03378/FUL) for the following reasons:
• The provision of additional staff car parking does not accord with the Council's
policies of parking and traffic restraint, nor with the provisions of PPG13 and
other regional policy guidance, namely Traffic Management and Parking
Guidance for London (Feb 1998 paragraph 2.8) to encourage lower car
dependency, reduce traffic and air borne pollution, and to encourage a shift from
the use of the private car for trips to work. The proposal is therefore contrary to
policy T17 of the adopted Lambeth Unitary Development Plan (1998) and policy
14 of the Lambeth Replacement Unitary Development Plan Revised Deposit
(June 2004).
• The proposed development would result in the loss of approximately 325sq.m of
employment generating floor space, without sufficient marketing evidence to
justify the loss. As such, the proposal is contrary to Policy EMP6 of the adopted
Lambeth Unitary Development Plan (1998) and policy 23 of the Lambeth
Replacement Unitary Development Plan Revised Deposit (June 2004).
3.2 Planning permission was granted on 25.08.2005 for alterations and refurbishment of 3-
storey office building fronting Bedford Road to include new artificial slate pitched roof,
replacement timber rear windows / new mullions to front windows, installation of
masonry overcladding with terracotta brick features, glass canopy to front elevation,
aluminium guttering and a new exit and lift tower to rear. Demolition of existing
warehouse and storage shed to rear, erection of a new single storey industrial unit
comprising 325 sq.m. floorspace, together with landscaping works, the provision of 30
parking spaces and associated alterations. (Ref: 05/01175/FUL).
This permission has been part implemented with the works to the office building being
completed, but no works to the proposed new industrial unit to the rear have taken
place.
3.3 35-51 Bedford Road
Permission has recently been granted at a nearby site, on 30.03.12 for demolition of
existing buildings and revedelopment of site to provide a six storey building (plus
basement level) comprising of office space (Use Class B1) at ground and first floor
levels, 58 self contained units (Use Class C3) front Bedford Road. Erection of a four
storey building to the rear of the site to provide 17 self contained units (Use Class C3),
provision of refuse and recycling storagr, bicycle parking and associated hard and soft
landscaping. (Ref: 11/03988/FUL)
4 Proposal

4.1 Planning permission is sought for the demolition of all buildings on the site and the
redevelopment with a part 3, part 4, part 5 storey building up to 17.5m high with a
footprint of approximately 78.5m long x 15m wide.
4.2 The elevations would be in grey panels and in London stock brick, with full height
glazing and green panels to the windows. The Bedford Road elevation incorporates
glazed double doors for the office entrance and residential entrance lobby and timber
car park access gates.
4.3 936sqm of office floorspace is proposed at ground floor, with a reception area and
waiting area to the front of the site and open plan office accommodation for the majority
of the ground floor.
4.4 A breakdown of the residential accommodation proposed is as follows:
Total
Affordable
Housing (%
of total
affordable
housing)
Shared
Ownership
(shared
ownership
units as a %
of total
affordable
housing)
Affordable
rent (rental
units as a %
of total
affordable
housing)
Private
Housing (%
of total
private
housing)
One bed 3 2 1 12 15
Two bed 7 3 4 10 17
Three bed 3 0 3 2 5
Four bed 3 0 3 0 3
5 (31.3%) 11 (68.8%)
Total 16 (40%) 24 (60%) 40
Total
26 units (65%) have access to balconies of 9sqm or more, with a 119sqm communal
terrace proposed at third floor to the west of the site. A 160sqm children’s play area is
proposed at ground floor to the north of the site, accessible to residents of the
development only, and 585sqm of landscaped/grassed area is proposed along the
southern boundary of the site. A total of 12 units are dual aspect, and a total of 14 are
single aspect north facing units. All units would meet both the Lambeth and London
Plan unit size standards, and the applicant has confirmed that they would be lifetime
homes compliant with 4 units (10%) being wheelchair accessible.
4.5 22 car parking spaces are proposed at basement level including 2 disabled parking
spaces for the residential units, and 20 car parking spaces inclusive of 1 disabled car
parking space for the office occupiers. 30 cycle parking spaces are proposed at
basement level, with 28 at ground floor level (including 8 visitor cycle spaces to the
Bedford Road frontage)
4.6 Photo Voltaic panels are proposed at roof level, and air source heat pumps are also
proposed.
5 Consultations and Responses

5.1 A total of 207 neighbours were consulted on Aristotle Road, Bedford Road, Lendal
Terrace, Clapham High Street and Cadmus Close.
5.2 Site notices were displayed on 6 th August 2012 and a press notice was published on
10 th August 2012.
Internal consultation
5.3 The Council’s Highways and Transportation officer requires the height clearance for
vehicles in the basement to be secured by condition, and recommends S106
requirements including the development being permit free, lifetime membership of a car
club for all residents. The officer also stresses that parking levels are higher than would
normally be allowed for a commercial development but are acceptable in this specific
circumstance only.
5.4 The Council’s Housing Officer is generally supportive of the scheme, and is satisfied
with the proposed rental levels.
5.5 The Council’s Crime Prevention Officer highlights the need for the design to comply with
secure by design standards.
5.6 The Council’s Policy officer does not object, and is satisfied with the uses proposed for
the site and is satisfied with the split between affordable/private housing provision.
5.7 The Council’s Conservation Officer does not object, and concludes that overall the
scale and mass of the proposal is considered acceptable and as such should not
appear overly dominant in its setting. Furthermore proposal responds positively to
prevailing building lines and architectural rhythms and as such will reinforce and define
the street.
5.8 The Council’s noise and pollution Officer does not object, and states that the applicant’s
noise and vibration assessment has satisfactorily addressed the issues of internal noise
standards.
5.9 The Council’s Parks Projects Officer requests S106 payments towards parks and open
spaces and conditions requiring further detail of landscaping and green roofs.
External consultation
5.10 Transport for London are satisfied with a car free development, recommend that
disabled parking is provided for the residential units, require electric vehicle charging
points to be provided and recommend cycle parking is reallocated between the
residential and commercial uses.
5.11 The Environment Agency have no objection subject to a condition relating to
contamination.
5.12 English Heritage have no objection subject to a condition relating to archaeological
works.
5.13 16 letters of objection have been received following the consultation process. No letters

of support have been received.
No. of Letters No. of Objections No. in support Comments
sent
207 16 0 1
Objections:
Council’s Response:
Overdevelopment, 2
large development
schemes recently
approved nearby,
overconcentration of
use, increase in
population.
Car parking,
increase in use of
public transport,
traffic, increased
hazards from traffic,
access, cycle safety.
Loss of potential for
increased
employment
opportunities, loss of
industrial site, mixed
use is not in keeping
with the area.
Intensification per se is not recommended as a reason for
refusal, however the officers’ report considers the related
impacts of the proposed increase in size and includes detailed
reference to impacts on neighbouring amenity, transport impacts
and infrastructure provision via the S106 agreement.
The proposed access and car parking arrangements are
considered to be acceptable, and the development is
recommended to be secured as ‘car free’ via a S106 agreement
which should not result in an increase in on street parking.
Verified information suggests that the capacity of Clapham North
station is not exceeded.
The scheme proposes an increase in the amount of
employment floorspace. The proposed mixed use scheme is a
more effective use of land and would provide both private and
affordable housing for which there is a local need.
Impact
infrastructure,
on
S106 payments have been sought to mitigate the impacts of the
development on health, education, libraries, sports facilities and
parks.
Building has recently
been refurbished.
Query why the
existing building is
no longer viable.
Height, design,
materials, scale, out
of keeping, impact
on nearby listed
buildings, impact on
nearby conservation
The planning department must consider all applications
submitted and an assessment is made on the basis of planning
policy. In any case the scheme would result in additional B1
floorspace which constitutes an improved development. The
applicant advises that the proposed office layout will form a
more effective office environment for the occupier and also
states that the new layout will facilitate additional employment
opportunities beyond the current 90 on site.
The proposals are not significantly taller than the surrounding
buildings, the proposed design breaks up the massing, and the
acceptability of the proposed footprint and height would be
informed by any detrimental impacts on neighbouring amenity
which are found to be acceptable elsewhere in this report. The
appearance of the scheme and the proposed materials are

area.
Neighbouring
Amenity – daylight,
sunlight privacy,
overlooking, noise,
overshadowing,
proximity to
boundary, loss of
view, reduced quality
of life, light pollution.
Security, safety to
Cadmus Street.
Structural damage to
adjacent property.
Gated community
No benefit to the
local community
Reduction
property value
in
Query accuracy of
plans, accuracy of
daylight/sunlight
study.
considered to be acceptable. There is not considered to be a
detrimental impact on the conservation area or nearby listed
buildings.
A full assessment of the daylight, sunlight, overshadowing and
privacy impact has been undertaken and it is concluded that the
separation distances from the neighbouring properties are
generally sufficient not to result in a detrimental impact on
privacy and overlooking, and that levels of daylight and sunlight
generally remain acceptable to the surrounding residential
properties. The levels of noise and light from the development
once in place would not be significantly different from the
existing surrounding residential uses. Loss of view is not a
material planning consideration.
A Condition is recommended to secure a ‘crime management
plan’ for the site and the wider area.
This is not a material planning consideration.
It is acknowledged that policy 31 of the UDP requires schemes
to maximise pedestrian accessibility, this existing site does not
currently offer that opportunity and does not extinguish any
existing rights of way. Furthermore, residential access is
provided directly from the street.
The scheme is in accordance with policies S1, S2 and S3 of the
Core Strategy. It seeks to sustain and improve employment
opportunities in Clapham North and provide affordable and
market housing and provide Section 106 contributions in this
locality. It provides sustainable development in Clapham North
and utilises previously developed land.
This is not a material planning consideration.
Full plans have been submitted by the applicant, including
elevations and CGI images in the design and access statement.
The applicant’s daylight and sunlight study does not include two
windows at the lower ground floor of 21 Cadmus close. There is
an assessment of the south-west window at ground floor which
concludes that this window exceeds the lighting standards.
Given the orientation of the lower ground floor window directly
below this window, it is considered that this would not give rise
to significant concerns about the levels of light to this room.
Taking the same approach to the south-east facing window, of
the two windows at ground floor one does not pass the no-skyline
test and therefore the assessment of this window is carried
out on this more conservative basis.
5.14 Two petitions have been received, one with 11 signatures and one with 16

signatures, both objecting to the development on the grounds of
overdevelopment, car parking, impact on public services, loss of increased
employment opportunities, no benefit to the local community. These points have
been raised as part of individual objection letters and the officers’ response is
set out above.
6 Planning Policy Considerations
6.1 National Guidance
National Planning Policy Framework (NPPF)
The NPPF came into effect on 27 th March 2012 and is a material planning
consideration. The most relevant sections are:-
Chapter 1: Building a strong competitive economy
Chapter 4 : Promoting sustainable transport
Chapter 6: Delivering a wide choice of high quality homes
Chapter 7: Requiring good design
Chapter 12: Conserving and enhancing the historic environment
Chapter 13: Facilitating the sustainable use of materials.
The London Plan 2011
6.2 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.
6.3 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
6.4 The key policies of the plan considered relevant in this case are:
• 2.18 Green Infrastructure: The network of open and green spaces
• 3.3: Increasing housing supply
• 3.4: Optimising Housing potential
• 3.5: Quality and design of housing developments
• 3.6: Children's and Young People's Play and Informal Recreation facilities
• 3.8: Housing Choice
• 3.10: Definition of affordable housing
• 3.11: Affordable Housing targets
• 3.12: negotiating affordable housing on individual private residential and
mixed use schemes
• 3.13 affordable housing thresholds
• 4.1: Developing London’s economy

• 4.2: Offices
• 4.3: Mixed use development and offices
• 5.2: Minimising carbon dioxide emissions
• 5.3: Sustainable design and construction
• 5.7: Renewable Energy
• 5.11: Green roofs and development environs
• 6.3: Assessing effects of development on transport capacity
• 6.9: Cycling
• 6.13: Parking
• 7.1: Building London’s neighbourhoods and communities
• 7.2: An inclusive environment
• 7.3: Designing out crime
• 7.4: Local Character
• 7.5: Public Realm
• 7.6: Architecture
• 7.8: Heritage Assets and Archaeology
• 8.2: Planning obligations
Core Strategy (2011)
6.5 The following policies are considered to be of relevance to the assessment of
this application:
• Policy S1: Delivering the Vision and Objectives
• Policy S2: Housing
• Policy S3: Economic Development
• Policy S4: Transport
• Policy S7: Sustainable Design and Construction
• Policy S8: Sustainable Waste Management
• Policy S9: Quality of the Built Environment
• Policy S10: Planning Obligations
London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved
beyond 5 August 2010 and not superseded by the LDF Core Strategy January
2011’
6.6 The following policies are considered to be of relevance to the assessment of
this application:
• Policy 7: Protection of Residential Amenity
• Policy 9: Transport Impact
• Policy 14: Parking and Traffic Restraint
• Policy 16: Affordable Housing
• Policy 21: Location and Loss of Offices
• Policy 23: Protection and Location of other Employment Uses
• Policy 31: Streets, Character and Layout
• Policy 32: Community Safety/Designing Out Crime
• Policy 33: Building Scale and Design
• Policy 35: Sustainable Design and Construction

• Policy 38: Design in Existing Residential/Mixed Use Areas
• Policy 39: Streetscape, Landscape and Public Realm Design
• Policy 46: List of Buildings of Local Architectural Merit
• Policy 47: Conservation Areas
SPDs and other guidance
• S106 Planning Obligations
• Guidance and Standards for Housing Development and House
Conversions
• Waste & Recycling, Storage and Collection Requirements – Guidance for
architects and developers
7 Land Use and Principle of Change of Use
7.1 The existing use of the site is as offices (class B1) for Kone (a global
escalator/elevator company) who occupy a three storey building of 766 sqm on
the boundary with Bedford Road. The remainder of the site is covered in
hardstanding and is used as a parking and storage area for this company.
7.2 The application proposes an increase in the amount of office floorspace on site,
(936sqm – an increase of 170sqm). Therefore there would be no loss of B1
floorspace, and the employment use of the site would be maintained and
improved through the provision of larger, modern, office floorspace. The
applicant states that Kone intends to remain on this site, demonstrating an
immediate demand for this floorspace and retaining the business currently
occupying the site within Lambeth. The supporting information indicates that the
scheme will sustain the existing 90 jobs plus provide opportunities for expansion
on site. In any case, the development will see office floorspace provided to ‘turnkey’
standard.
7.3 The site is not allocated as a KIBA, nor does it have any other policy
designation restricting housing or any other use, so whilst the existing B1 use on
site should be protected, the principle of a mixed use development on this site
could be acceptable.
7.4 Core Strategy Policy S2 (housing) seeks the provision of at least 7,700 net
additional dwellings across the borough between 2010/2011 and 2017/17 in line
with the London Plan. The London Plan sets an annual monitoring target for
Lambeth of 1,195 new homes.
7.5 Officers consider that the scheme increases the amount of employment
floorspace, thereby creating a more productive use of land to meet Core
Strategy aims on reversing worklessness in the Borough. Therefore the
provision of additional housing will not be at the expense of any employment
floorspace.
7.6 The provision of new dwellings in addition to adequate replacement B class
floorspace is to be welcomed in principle as it will help to contribute to achieving
the council’s housing target.

7.7 Therefore the proposed mix of business floorspace (B1) and residential
development would be acceptable at this location. This report now goes on to
consider the detail of the scheme proposed.
8 Acceptability of height, bulk and design of the proposed development
8.1 The site fronts Bedford Road and forms part of an existing terrace along
Bedford Road (No. 54-72). The existing terrace consists of new build properties
which are three storeys in height with pitched roofs. This terrace received
permission in the late 90’s. No.s 1-23 Aristotle Road bound the site to the South
West and these properties are also three storeys in height. No.s 21-31 Clapham
High Street and Cadmus Close bound the site to North West and are slightly
elevated in scale with some fourth storey roof extensions. The scale of
development in the area is generally three to four storey in height. However the
approved scheme at 35-51 Bedford Road, located directly opposite the subject
site will have a maximum height of seven storeys. The scheme proposes a part
three, four and five storey building with basement. The scheme will not be
significantly taller than neighbouring properties. The recesses created by the
layout serve to break up the long mass of the building on the north and south
elevations. The contrasting use of materials (brick and cladding) also helps to
break up the perceived mass of the proposal, and further detail of materials is
contained in the following paragraph. The building height will be acceptable in a
long street perspective with Bedford Road and would not be incongruous in the
streetscene.
8.2 The materials proposed are yellow stock brick and coloured cladding. The
materials used along Bedford Road are predominately a mix of Red Brick and
Yellow Stock Brick therefore the proposed yellow stock brick will relate well to
the context, and these details would be secured by condition.
8.3 The scheme has a contemporary appearance constructed predominately in
brick with a grey clad internal skin, articulating circulation areas and the upper
storeys. Green cladding panels within fenestration provide a splash of colour
that creates some visual interest. The proposal’s appearance is simple with
modest ornamentation and is considered generally acceptable. The proposal
continues the established building line created by No. 54-72 Bedford Road. The
proposal includes three projecting bays along the frontage which are a similar
width to the bays at No. 54-72. Responding to the prevailing building line and
architectural rhythms will result in the proposal reinforcing the street and help
integrate the development into the streetscene.
8.4 The scheme will not adversely affect the character and appearance of the
adjoining Conservation area and will not affect the setting of the nearby Listed
Building at 2 Ferndale Road.
8.5 Glazed frontage of Kone’s reception and main residential entrance are
accessed from Bedford Road which will create an active edge animating the
street.
8.6 A condition is recommended to secure detail of the proposed landscaping, to
ensure well considered, creative communal areas. Due to the proximity of the

air source heat pump to the communal areas on the fourth floor screening may
be required, which should also be secured by condition. The soft landscaping to
the ramp walls would soften its visual impact and would mitigate the concerns
about its appearance when viewed from the proposed residential units, and this
is supported. Further work concerning boundary treatments and requires and
therefore details would be secured by condition.
8.7 20 cycle storage spaces are located at ground floor directly opposite Residential
Core 2 for residential use. Details of the dimensions and materiality of the cycle
storage have not been provided, and therefore details would be secured by
condition.
9 Affordable housing provision
9.1 The scheme provides 40% of the residential units as affordable housing with a
69/31 split between rental and shared ownership properties. This is provided
without grant and is considered to accord with the minimum thresholds as set
out in the London Plan and the Core Strategy.
9.2 The applicant is proposing that the rental units would be priced at rental levels
of £167 for 1-bedroom units, £178 for 2-bedrooms, £189 for 3-bedroom and
£213 for 4-bedrooms. Housing officers have confirmed their acceptance of this
approach, and this should be secured as part of any S106 agreement.
9.3 The mix of housing, providing 6 larger 3 and 4 bedroom units is supported in
contributing to identified demand in respect of housing need.
10 Quality of the proposed accommodation
10.1 The NPPF requires the provision of high quality homes. Specific details and
standards for this are set out in the London Plan and Local Plan documents,
and these issues are addressed below.
10.2 The mix in sizes of the affordable housing units are considered at section 8. In
terms of the private units, a greater proportion of larger units would have been
expected, hwever, in the context of the whole scheme, and given that the unit
mix would be accepted for the affordable units, it is not considered that
permission should be refused on this ground.
10.3 The unit sizes all meet or exceed London Plan Design Guide standards, and
Lambeth SPD ‘Guidance and Standards for Housing Development and House
Conversion’ standards. Out of the whole development only 4 living/dining rooms
are undersized, in this is by a maximum of just 1sqm. As this is a relatively
limited transgression and the units provide an appropriate internal layout, the
sizes of the units are considered to be satisfactory.
10.4 Communal amenity space is provided in the form of roof terraces to the west of
the site at third floor (119sqm) and fourth floor (162sqm), a children’s play area
at ground floor to the west of the site (160sqm), and a grassed area of amenity
space to the south of the building (586sqm in total, with approx. 300sqm laid out
to grass, accessible only to residential occupiers). This results in a total of

741sqm of communal amenity space, well above the 50sqm required by the
Lambeth SPD ‘Guideance and Standards for Housing Development and House
Conversions’. 26 units (65%) have access to private amenity space in the form
of balconies and terraces, ranging from 9sqm to 61 sqm. There are 14 units that
do not have any access to private amenity space, however given the significant
provision of communal amenity space on this site, the development is
considered to result in an acceptable standard of living for future occupiers in
this respect.
10.5 A total of 28 units (70%) are single aspect, and 14 of these are solely north
facing. This raises concerns with the sunlight and daylight that would be
available to these units. However, the applicant has submitted a daylight and
sunlight study relating to the proposed residential units. This concludes that all
windows achieve the required Average Daylight Factor (ADF) standards –
relating to daylight. However, 4 windows do not achieve the Annual Probable
Sunlight Hours (APSH) targets – relating to sunlight. The windows that fail are at
first floor and relate to flats 1, 11 and 12. All the rooms where the windows are
located are dual aspect, with at least 1 other window that does achieve these
standards. Therefore given the dual aspect nature of the rooms and the fact that
the windows achieve acceptable daylight estimates, overall is it considered that
the proposed units would receive acceptable levels of daylight and sunlight
10.6 The applicant has submitted a noise study to demonstrate that the residential
properties could achieve acceptable noise levels. It concludes that all residential
windows fronting Bedford Road and the Railway Line would need to be closed
in order to achieve acceptable noise levels within the development, and
proposes mechanical ventilation in order to ensure appropriate ventilation can
be achieved to these units. The noise team have not objected to this approach,
and due to the constraints of this site, this is considered to be an acceptable
approach which would result in satisfactory noise levels being felt within the
development. The proposed mechanical ventilation is likely to result in a grille
approx 12cm x 12cm inserted into the elevations for each flat where the
ventilation is required. A condition is recommended requiring details of the
mechanical ventilation to be specified, to ensure appropriate internal noise
levels and to ensure it would result in an acceptable appearance to the building.
10.4 The layout does not lead to any overlooking and loss of privacy to and from flats
in the development, other than from the proposed balconies, and it is
considered that appropriate screening could be achieved which would mitigate
this impact. A condition is recommended to require detail of this screening to
ensure an acceptable appearance and relationship between properties.
10.5 The distance to the rear windows at 1-7 Aristotle Road is 12m. These properties
are occupied as flats with their main aspect across the rear return, (not facing
into the site). The windows that do face the site generally serve kitchens, or are
secondary windows to kitchen/living/dining rooms. The windows in the proposed
development that would be affected in terms of overlooking are to the two flats
in the westernmost corner of the proposed block. These units are dual aspect so
can achieve their main outlook to the north. Also, the building line at this point is
offset from the rear building line of no. 1 Aristotle road, further reducing the
potential for any overlooking between these windows. The windows closest to

no. 3 Aristotle Road are to a stairwell, reducing the potential for loss of privacy
here. The distance between habitable room windows for the properties from 11-
23 Aristotle Road are over 30m away, and at no.9 Aristotle Road the proposed
windows are 19.3m away from the closest point, this is not considered to result
in an unacceptable impact on overlooking or privacy between these houses.
The properties from 54-72 Bedford Road are set at an obscure angle, and due
to this arrangement should not result in any loss of privacy between the
windows. To the north, there is a 17m separation distance with Cadmus House
which exceeds the 16.5m distance between the three storey properties across
Aristotle Road, and therefore given the surrounding context, this relationship is
considered to be acceptable and the levels of overlooking would be similar to
those in the surrounding area. Overall it is considered that whilst there would be
windows in close proximity to the rear of 1-7 Aristotle Road, this report
concludes that, on balance, the proposed development would not have such a
negative impact on overlooking and privacy to neighbouring properties to justify
refusal on this ground.
11 Impact on the amenity of neighbouring properties in terms of loss of
sunlight/daylight, overlooking and loss of privacy and sense of enclosure
11.1 The applicants have submitted a daylight and sunlight assessment, which
demonstrates that there would not be any detrimental impacts to the daylight
and sunlight of the majority of the surrounding rooms. However, a total of 11
windows would not pass the required daylighting VSC standard. All but one of
these windows are located to the north-east elevation of the properties at 1-7
Aristotle Road and the affected windows generally serve kitchens or are
secondary windows to kitchen/living/dining rooms. Additionally one window at
the ground floor south-east elevation at 3 Aristotle Road would not pass the
VSC standards. This would achieve an appropriate Average Daylight Factor
(1%) for a bedroom, which is the likely use of this room. Two windows fail the
APSH tests, one located at the ground floor south-east elevation at 3 Aristotle
Road and one at the ground floor of 27 Cadmus Close. The impact on the
amenity of these properties is regrettable, however on balance given the
infrequency of this occurance it is considered that this would not be sufficient to
refuse planning permission on this basis given the planning benefits that would
be accrued by this scheme.
12.2 Balconies are proposed to the west elevation of the proposed block, however,
as detailed above, a condition is recommended to ensure that screening is put
in place which should also be required to mitigate any potential for any loss of
privacy or overlooking back to the Bedford Road properties from the proposed
balconies.
12.3 The proposed building would result in the development of an area which is
currently used as a car parking area, therefore any buildings on this site will
alter the relationship with the nearby dwellings. However, due to the separation
distances between the main aspect of the nearby buildings (which are set out
above), and the design of the building which steps back away from the closest
properties at Cadmus Close and 1-7 Aristotle Road, it is not considered that the
increased sense of enclosure would exist to the extent that would justify the
refusal of planning permission on these grounds.

12.4 The development of the area currently used for car parking would result in
additional residential occupiers in this area. However, given the use of the
surrounding properties is generally residential, the levels of light and noise that
would be generated are not considered to be significantly different to that which
currently surrounds the site, and therefore this should not result in a significantly
detrimental impact on surrounding occupiers.
13 Traffic and Parking
13.1 The site currently benefits from a vehicle access at its northern end providing
access to the rear car park and the applicant is proposing that this would be
retained but amended and relocated slightly to serve a newly constructed
basement car park and servicing area. The details of the amended access
appear to be acceptable but further details including visibility splays and swept
paths would be secured by condition.
13.2 A total of 22 car parking spaces, including 3 disabled spaces, are proposed onsite
within a basement car park. 20 of these spaces are solely for the
commercial office space with the applicant submitting that the current tenants of
the site Kone require this level of parking as an essential element of their
operation and would not be able to remain on site following redevelopment
without it. The London Plan does make allowance for operational parking in
commercial developments even areas of good public transport accessibility and
officers recognise that the specific nature of Kone’s business does require a
level of parking to be provided. Having said this, the applicant is advised via
informative that future applications at this site where the final user has not been
identified would need to comply with the parking standards in place at the time.
13.3 Electric vehicle charging point (EVCP’s) should be provided in accordance with
London Plan standards, which for B1 uses equates to 20% of spaces being
fitted with EVCPs from the outset, with an additional 10% having passive
provision so that they can be easily connected in the future, and this would be
secured by condition.
13.4 A Car Free residential scheme in this location is supported with a S106
obligation restricting all future residents from obtaining parking permits. Two
disabled car parking spaces are proposed and this is considered to be an
appropriate level of provision.
13.5 There are five existing car club bays within walking distance of the site, which
are thought to have some spare capacity. Therefore additional car club bays are
not considered necessary. Instead the applicant should undertake to fund
lifetime membership of a car club for the occupiers of the residential units. This
would be secured via S106 agreement.
13.6 Off street servicing would be required at this site. This appears to have been
achieved, with sufficient height clearance for vehicles to access the basement,
although further detail is required to be secured by condition. A Service
Management Plan should be submitted to ensure that no servicing occurs onstreet
and this would be secured by a condition.

13.7 58 cycle parking spaces are being proposed, and while this overall figure is in
accordance with London Plan standards and therefore supported, further
consideration should be given to how the spaces are apportioned to the various
uses, as the number of spaces dedicated to the residential uses falls short of
the standards. Consideration should also be given to providing visitor parking in
the publicly accessible parts of the site. Therefore it is recommended that details
of additional cycle parking are secured by condition.
13.8 In addition it is recommended that travel plans for both the residential and
commercial uses and a construction method statement are secured by
condition.
14 Sustainability of the proposed development
14.1 The applicant has submitted a BREEAM assessment indicating that the scheme
would achieve ‘Very Good’ and a code for sustainable homes assessment
indicating that the scheme would achieve level 3. At present these reports
propose indicative measures to achieve these targets, but do not provide firm
commitments. Therefore it is considered necessary to impose a condition
requiring that the scheme will satisfy these targets.
14.2 The sustainability statement proposes the use of photovoltaic panels and an air
source heat pump to provide renewable energy for this site. This approach is
encouraged, but again further evidence is required to ensure that the
developments meet the policy targets, and this would be secured by condition.
15 Refuse and Recycling Considerations
15.1 According to the ‘Waste and Recycling Storage and Collection Requirements’
document this development should provide a total of 6840 litres of refuse and
recycling storage for the residential units and 2600 litres for the office floorspace
and the development exceeds these standards. Refuse would be stored at
basement level and there is no objection to these servicing requirements from
the council’s transport and highways officer.
15.2 If planning permission is granted it is recommended that a condition be imposed
to provide a waste management plan to ensure that adequate provision is made
for the management of waste litter and refuse of the premises, in the interests of
the residential amenities of the area.
16 Crime Prevention Issues
16.1 The development should adhere to secure by design standards, in accordance
with policy 32 of the UDP and should provide lighting and CCTV on site. These
elements are all recommended to be secured by condition. Concern has been
raised about the impact of the safety and security of Cadmus Close. However,
there would be an increase in the number of windows facing this direction and
therefore arguably security would be improved through increased surveillance
of this street. In order to ensure that the mitigation of crime and security risks
are considered, a Crime Management Plan is recommended to be secured by

condition. Section 17 of The Crime and Disorder Act 1998 which imposes an
obligation on the Local Planning Authority to consider crime and disorder
reduction in the assessment of planning applications.
16.2 There are some concerns about the layout of the internal secure cycle storage
and detail of this would be secured by condition.
17 S106 Contributions/CIL
17.1 The development has been assessed against the Council’s SPD ‘S106 planning
obligations, which gives rise to the following contributions to mitigate the
impacts of the development on local infrastructure:
Education: £92,311.27
Health: £32,312.00
Libraries: £5,838.65
Sport and Leisure: £21,775.65
Parks and Open Space: £57,273.60
Public Art: £42,541.98
Revenue Contributions: £5,727.36
Travel Plan monitoring: £1,000
Local Labour in Construction: £21,270.99
Monitoring Fee £16,129.67
Resulting in a total of: £296,181.17
Given the developer is providing a play area on site, so it is not considered to be
reasonable to secure funding for play areas outside of the development. In
addition to these requirements there are some site specific measures which are
also proposed to be included in the S106 agreement. These are as follows:
• Travel Plans
• Affordable Housing on site provision
• Lifetime Car Club membership provision for residents
• All residential units to be car parking permit free
17.2 In addition, the scheme would be liable for Mayoral CIL payments.
From 6th April 2010, regulation 122 of the Community Infrastructure Levy gave
statutory force to the three part test what was set out in Circular 05/2005.
Regulation 122 provides that a planning obligation may only constitute a reason
for granting planning permission if the obligation is:-
a. necessary to make the development acceptable in planning terms,
b. directly related to the development, and
c. fairly and reasonably related to the scale and kind to the development
Before resolving to grant planning permission subject to a legal agreement
members should therefore satisfy themselves that the subject matter of the
proposed agreement will meet these test.
18 Other Issues

18.1 The applicant has submitted an archaeological desk based assessment, which
suggests that further investigation may be required prior to development. This
approach is supported by English Heritage who advise that a condition should
be imposed on any permission to secure further work by condition. Therefore
there are no objections on these grounds.
18.2 The Environment Agency do not raise any objections on the grounds of site
contamination, subject to a condition requiring remediation for any contaminated
land if identified during development. A condition is recommended on this basis.
19 Conclusion
19.1 The redevelopment of this site for a mixed use scheme incorporating business
use and residential floorsapce is considered to be acceptable in principle. The
detail of this proposal is generally acceptable, and whilst there are concerns
about the impact of the development on the light, outlook and privacy to the rear
elevations of 1-7 Aristotle Road, the scheme is considered to be generally in
accordance with the provisions of the development plan and is recommended
for approval.
20 Recommendation
20.1 Grant conditional planning permission subject to the satisfactory completion of a
s106 agreement.
21 Summary of the Reasons
21.1 In deciding to grant planning permission, the Council has had regard to the
relevant policies of the Development Plan and all other relevant material
considerations. 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
policies were relevant:
21.2 London Plan (2011):
• 2.18 Green Infrastructure: The network of open and green spaces
• 3.3: Increasing housing supply
• 3.4: Optimising Housing potential
• 3.5: Quality and design of housing developments
• 3.6: Children's and Young People's Play and Informal Recreation facilities
• 3.8: Housing Choice
• 3.10: Definition of affordable housing
• 3.11: Affordable Housing targets
• 3.12: negotiating affordable housing on individual private residential and
mixed use schemes
• 3.13 affordable housing thresholds
• 4.1: Developing London’s economy
• 4.2: Offices

• 4.3: Mixed use development and offices
• 5.2: Minimising carbon dioxide emissions
• 5.3: Sustainable design and construction
• 5.7: Renewable Energy
• 5.11: Green roofs and development environs
• 6.3: Assessing effects of development on transport capacity
• 6.9: Cycling
• 6.13: Parking
• 7.1: Building London’s neighbourhoods and communities
• 7.2: An inclusive environment
• 7.3: Designing out crime
• 7.4: Local Character
• 7.5: Public Realm
• 7.6: Architecture
• 7.8: Heritage Assets and Archaeology
• 8.2: Planning obligations
Core Strategy (2011):
• Policy S1: Delivering the Vision and Objectives
• Policy S2: Housing
• Policy S3: Economic Development
• Policy S4: Transport
• Policy S7: Sustainable Design and Construction
• Policy S8: Sustainable Waste Management
• Policy S9: Quality of the Built Environment
• Policy S10: Planning Obligations
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 7: Protection of Residential Amenity
• Policy 9: Transport Impact
• Policy 14: Parking and Traffic Restraint
• Policy 16: Affordable Housing
• Policy 21: Location and Loss of Offices
• Policy 23: Protection and Location of other Employment Uses
• Policy 31: Streets, Character and Layout
• Policy 32: Community Safety/Designing Out Crime
• Policy 33: Building Scale and Design
• Policy 35: Sustainable Design and Construction
• Policy 38: Design in Existing Residential/Mixed Use Areas
• Policy 39: Streetscape, Landscape and Public Realm Design
• Policy 46: List of Buildings of Local Architectural Merit
• Policy 47: Conservation Areas
Conditions

1 The development to which this permission relates must be begun not later than
the expiration of five 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.
2 The development hereby permitted shall be carried out in accordance with the
approved plans listed in this notice.
Reason: For the avoidance of doubt and in the interests of proper planning.
Design and Appearance
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.
Reason: To safeguard the visual amenities of the area in accordance with Policy
33 of the Unitary Development Plan and policy S9 of the Core Strategy.
4 No plumbing or pipes, other than rainwater goods, shall be fixed on the external
faces of the building unless otherwise agreed in writing by the local planning
authority.
Reason: Such works would detract from the appearance of the building and
would be detrimental to the visual amenities of the locality in accordance with
saved policies 33, 38 and 47 of the Saved Unitary Development Plan (2007)
and Core Strategy Policy S9 (2011).
5 Notwithstanding the approved plans full details of the proposed lighting within
the development shall be submitted to and approved in writing by the Local
Planning Authority prior to the construction of the relevant phase. The lighting
shall be implemented in accordance with the details approved by the Local
Planning Authority.
Reason: To ensure that the local Planning Authority may be satisfied with the
details of the proposal. (Policies 32 and 33 of the Saved Unitary Development
Plan).
Refuse
6 Details of a waste management plan for each individual category of use,
incorporating provision for refuse storage and recycling facilities on the site, the
provision of litter bins both inside and outside of each commercial premises for
use by customers shall be submitted to and approved in writing by the Local

Planning Authority prior to commencement of each use. The refuse storage and
recycling facilities shall be provided in accordance with the approved details
prior to the occupation of the buildings and shall thereafter be retained as such
for the duration of the permitted use, unless otherwise agreed in writing by the
local planning authority.
Reason: To ensure that adequate provision is made for the storage of refuse
and recyclables on the site, in the interests of the amenities of the area.
(Policies 9, 14, 35 of the Saved Unitary Development Plan and Core Strategy
policy S9).
Landscaping
7 Prior to the commencement of development herby permitted a specification of all
proposed soft landscaping and tree planting has been submitted to and
approved in writing by the Local Planning Authority. The specification shall
include details of the quantity, size, species, position and the proposed time of
planting of all trees and shrubs to be planted, together with an indication of how
they integrate with the proposal in the long term with regard to their mature size
and anticipated routine maintenance and protection. In addition all shrubs and
hedges to be planted that are intended to achieve a significant size and
presence in the landscape shall be similarly specified. All tree, shrub and hedge
planting included within the above specification shall accord with BS3936:1992,
BS4043:1989 and BS4428:1989 and current Arboricultural best practice.
Reason: To ensure satisfactory landscaping of the site in the interests of visual
amenity in accordance with Policy 39 and 47 of the Saved Unitary Development
Plan.
8 All planting, seeding or turfing comprised in the approved details of landscaping
shall be carried out in the first planting and seeding season following the
occupation of the development hereby permitted or the substantial completion of
the development, whichever is the sooner. Any trees, hedgerows or shrubs
forming part of the approved landscaping scheme which within a period of five
years from the occupation or substantial completion of the development die, are
removed or become seriously damaged or diseased shall be replaced in the
next planting season with others of similar size and species, unless the Local
Planning Authority gives written consent to any variation.
Reason: To ensure a satisfactory and continuing standard of amenities are
provided and maintained in connection with the development in accordance with
Policy 39 and 47 of the Saved Unitary Development Plan
9 Prior to the commencement of the development hereby permitted detailed
drawings, samples and/or a specification of all finishing materials to be used in
any hardsurfacing and the treatment of all other parts of the site not covered by
the new buildings including external lighting shall be submitted to and approved
in writing by the Local Planning Authority. All hard-surfacing on the site and
installation of any lighting and other external fittings shall thereafter be carried
out solely in accordance with the approved details.

Reason: To ensure that such works do not detract from the development itself or
from the appearance of the locality in general. (Policies 31, 33, 39 and 47 of the
Saved Unitary Development Plan and core strategy policy (2011) S9).
10 Details of the siting and design of all walls and/or fencing including front
boundary treatment and all external and internal boundary treatments shall be
submitted to and approved by the Local Planning Authority in writing prior to the
commencement of the development. Such walls or fencing as may be approved
shall be erected before the initial occupation of the buildings unless the prior
written approval of the Local Planning authority to any variation has been
obtained.
Reason: To ensure a satisfactory resultant appearance and standard of amenity
of the site. (Policies 31, 33, 39 and 47 of the Saved Unitary Development Plan
(2007) and Core Strategy policy S9)
11 Prior to the commencement of development, full details of the proposed green
roofs shall be submitted to and approved by the Local Planning Authority. The
development shall be carried out in accordance with these details unless
otherwise approved in writing.
Reason: To ensure satisfactory landscaping of the site in the interests of visual
amenity in accordance with Policy 39 and 47 of the Saved Unitary Development
Plan.
Contamination
12 Before the development commences, a report setting out the full findings of a
detailed site and ground conditions investigation which shall be carried out, prior
to the commencement of development, to establish and assess the full degree
and nature of the contamination on site, is to be submitted to the Local Planning
Authority in writing. The report shall also set out details of an appropriate
remediation strategy which shall also require approval and implementation prior
to the commencement of development.
Reason: In order to ensure that all risks attributable to the prevailing ground
conditions are removed and/or mitigated prior to occupation to ensure that no
harmful impact to public health on and beyond the site occurs during the lifetime
of the development (Policy 5.21 of the London Plan (2011).
Residential Amenity
13 A detailed scheme for the proposed mechanical ventilation and the sound
insulation and noise mitigation measures shall be submitted to and approved by
the Local Planning Authority in writing within 6 months of the date of this
permission or prior to the commencement of above ground works, whichever is
the sooner. The scheme of ventilation, sound insulation and noise mitigation
shall be carried out in accordance with the details herein approved.
Reason: To ensure that no nuisance or disturbance is caused to the detriment of
the amenities of future occupiers or of the area generally, and to ensure an

appropriate visual appearance (Policies 7, 33, 38 and 47 of the Unitary
Development Plan (2007) Policies Saved Beyond 05 August 2010 and not
superseded by the Local Development Framework Core Strategy 2011 and
policy S9 of the Core Strategy refer).
14 Prior to the commencement of development, details of screening to balconies
and terraces shall be submitted to and approved in writing by the Local Planning
Authority. The development shall be carried out in accordance with the
approved details unless otherwise approved in writing.
To ensure adequate levels of privacy to neighbouring occupiers and to ensure
an appropriate appearance to the development in accordance with Policies 7,
33, 38 and 47 of the Unitary Development Plan (2007) Policies Saved Beyond
05 August 2010 and not superseded by the Local Development Framework
Core Strategy 2011 and policy S9 of the Core Strategy refer
15 Prior to the commencement of development, details of screening to the air
source heat pump shall be submitted to and approved in writing by the Local
Planning Authority. The development shall be carried out in accordance with the
approved details unless otherwise approved in writing.
To ensure adequate levels of amenity to neighbouring and future occupiers and
to ensure an appropriate appearance to the development in accordance with
Policies 7, 33, 38 and 47 of the Unitary Development Plan (2007) Policies
Saved Beyond 05 August 2010 and not superseded by the Local Development
Framework Core Strategy 2011 and policy S9 of the Core Strategy refer
Crime Prevention
16 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', including details of lighting and CCTV.
standards and shall include full detailed specifications of the following:
Reason: To ensure that satisfactory attention is given to security and community
safety (Policy 32 of the Saved Unitary Development Plan).
Transport and Highways
17 Prior to the demolition of the existing building, the applicant must submit a
Method of Construction Statement for approval in writing by the Local Planning
Authority, including parking, deliveries, access, wheel washing and storage,
shall take place solely in accordance with the approved details unless
otherwise agreed in writing by the local planning authority.
Reason: To avoid hazard and obstruction being caused to users of the public
highway and in the interest of public safety (Policies 9 and 31 of the Saved
Unitary Development Plan)
18 Prior to the commencement of development, details of visibility splays shall be

submitted to and approved by the Local Planning Authority in writing, and the
development shall be carried out in accordance with these details unless
otherwise agreed in writing.
Reason: To avoid hazard and obstruction being caused to users of the public
highway and in the interest of public safety (Policies 9 and 31 of the Saved
Unitary Development Plan).
19 Prior to the commencement of development, details of access to, from and
within the basement parking/servicing area in the form of swept path diagrams
shall be submitted to and approved by the Local Planning Authority in writing,
and the development shall be carried out in accordance with these details
unless otherwise agreed in writing.
Reason: To avoid hazard and obstruction being caused to users of the public
highway and in the interest of public safety (Policies 9 and 31 of the Saved
Unitary Development Plan).
20 Prior to the commencement of development, details demonstrating a height
clearance of a minimum of 3.8m to access the basement parking/servicing area
shall be submitted to and approved by the Local Planning Authority in writing,
and the development shall be carried out in accordance with these details
unless otherwise agreed in writing.
Reason: To avoid hazard and obstruction being caused to users of the public
highway and in the interest of public safety (Policies 9 and 31 of the Saved
Unitary Development Plan).
21 No loading or unloading of goods, including fuel, by vehicles arriving at or
departing from the premises shall be carried out other than within the curtilage
of the premises/site.
Reason: To avoid hazard and obstruction being caused to users of the public
highway and in the interest of public safety (Policies 9 and 31 of the Saved
Unitary Development Plan)
22 Prior to the occupation of the development a service management plan shall be
submitted to an approved in writing by the local planning authority. The
development shall be carried out in accordance with these details unless
otherwise agreed in writing.
Reason: To avoid hazard and obstruction being caused to users of the public
highway and in the interest of public safety (Policies 9 and 31 of the Saved
Unitary Development Plan)
23 Notwithstanding what is shown in the approved drawings, prior to the
commencement of development, details of car parking 2 disabled car parking
spaces for residential use shall be submitted to and approved by the Local
Planning Authority in writing, and the development shall be carried out in
accordance with these details unless otherwise agreed in writing.

Reason: To ensure an adequate level of parking is provided in accordance with
the aims of sustainable development in accordance with policies 9 and 14 of the
Unitary Development Plan (2007) Policies Saved Beyond 05 August 2010 and
not superseded by the Local Development Framework Core Strategy 2011 and
policy S4 of the Core Strategy.
24 Notwithstanding what is shown in the approved drawings, prior to the
commencement of development, details of cycle parking to include the
allocation of the spaces between commercial and residential uses, the design
and appearance of the cycle stores and the means of storage shall be submitted
to and approved by the Local Planning Authority in writing, and the development
shall be carried out in accordance with these details unless otherwise agreed in
writing.
Reason: To ensure an appropriate appearance, that an acceptable number of
spaces are allocated to the residential use and a safe and secure method of
storage is proposed in accordance with Policies 9, 14, 32, 33, 38 and 47 of the
Saved Unitary Development Plan (2007) and Core Strategy policies S4 and S9)
25 Prior to the commencement of development, details of electric vehicle charging
points for 5 car parking spaces and passive provision for 2 car parking spaces
shall be submitted to and approved in writing by the Local Planning Authority.
The development shall be carried out in accordance with the approved details
unless otherwise approved in writing.
Reason: To ensure a sufficient number of electric vehicles charging points are
provided in accordance with the aims of sustainable development in accordance
with policies 9, 14 and 35 of the Unitary Development Plan (2007) Policies
Saved Beyond 05 August 2010 and not superseded by the Local Development
Framework Core Strategy 2011 and policy S4 and S7 of the Core Strategy.
Employment Floorspace
26 The proposed employment floorspace shall be finished and serviced for
immediate user-ready (turn-key) occupation at the same time as the residential
units hereby proposed are completed.
Reason: To ensure the delivery of and the effective management of the
proposed employment floorspace is undertaken to ensure that employment
opportunities in the Borough are maximised and to support local economic
development (Saved policy 23 of the Adopted Unitary Development Plan and
policy S3 of the Core Strategy (2011) refer).
Sustainability
27 The development hereby approved shall be built to a minimum standard of
BREEAM ‘very good’. Prior to the occupation of the approved building, a copy of
the Post Construction Certificate verifying that BREEAM ‘very good’ has been
achieved shall be submitted to the local planning authority.
Reason: In the interests of sustainable development in accordance with Council

Policy S7 of the Core Strategy (2011)
28 The development hereby approved shall be built to a minimum standard Code
for Sustainable Homes level 3. Prior to the occupation of the approved building,
a copy of the Post Construction Certificate verifying that Code for Sustainable
Homes level 3 has been achieved shall be submitted to the local planning
authority.
Reason: In the interests of sustainable development in accordance with Council
Policy S7 of the Core Strategy (2011)
29 Details of the final energy strategy including calculations demonstrating how a
reduction in predicted carbon emissions through on site renewable energy
generation of 20% will be achieved shall be submitted to the local planning
authority prior to the commencement of development. The approved measure
shall be implemented as agreed.
Reason: In the interests of sustainable development in accordance with Council
Policy S7 of the Core Strategy (2011)
Archaeology
30 No development shall take place until the applicant has secured the
implementation of a programme of archaeological work in accordance with a
written scheme for investigation which has been submitted to and approved by
the Local Planning Authority. The development shall only take place in
accordance with the detailed scheme unless otherwise agreed in writing. The
archaeological works shall be carried out by a suitably qualified investigating
body acceptable to the Local Planning Authority.
Reason: In the interests of the protection of any archaeological remains in
accordance with policy S9 of the Core Strategy (2011)
Informatives
1 This decision letter does not convey an approval or consent which may be
required under any enactment, by-law, order or regulation, other than Section
57 of the Town and Country Planning Act 1990.
2 Your attention is drawn to the provisions of the Building Regulations, and related
legislation which must be complied with to the satisfaction of the Council's
Building Control Officer.
3 You are advised that future applications at this site will need to comply with the
relevant parking standards.
4 The development of the site is may have an impact on archaeological remains.
The applicant should therefore submit detailed proposed in the form of an
archaeological project design. The designs should be in accordance with
appropriate English Heritage guidelines.

5 You are advised of the necessity to consult the Transport and Highways team
within the Transport Division of the Directorate of Environmental Services, with
regard to any alterations affecting the public footway.
6 It is current Council policy for the Council's contractor to construct new vehicular
accesses and to reinstate the footway across redundant accesses. The
developer is to contact the Council's Highways team on 020 7926 9000, prior to
the commencement of construction, to arrange for any such work to be done. If
the developer wishes to undertake this work the Council will require a deposit
and the developer will need to cover all the Council's costs (including
supervision of the works). If the works are of a significant nature, a Section 278
Agreement (Highways Act 1980) will be required and the works must be carried
out to the Council's specification.
7 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.
8 Street Naming & Numbering
As soon as building work starts on the approved development, you must contact
the Street Naming and Numbering Officer if you need to do any of the following:
- name a new street
- name a new or existing building
- apply new street numbers to a new or existing building
- apply new numbers to internal flats or units
This will ensure that any changes are agreed with Lambeth Council before use,
in accordance with the London Buildings Acts (Amendment) Act 1939 and the
Local Government Act 1985. Contact details for the Street Naming and
Numbering Officer are listed below:
Tom Brown
Street Naming and Numbering Officer, London Borough of Lambeth, Ivor
House, 1 Acre Lane, London SW2 5SD
email : tbrown3@lambeth.gov.uk
telephone : 020 7926 2283
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