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Page 1: Site address 6 Hercules Road, London, SE1 7DU - 6 Hercules... · Site address 6 Hercules Road, London, SE1 7DU ... 2.3 The site is bound by Hercules Road to the east, ... The site
Page 2: Site address 6 Hercules Road, London, SE1 7DU - 6 Hercules... · Site address 6 Hercules Road, London, SE1 7DU ... 2.3 The site is bound by Hercules Road to the east, ... The site

Site address 6 Hercules Road, London, SE1 7DU

Ward Bishop’s

Proposal Redevelopment of the existing site including the retention and

refurbishment of the existing 9 storey building and the addition of part 5/part 1 storeys, for use as a 438 bedroomed hotel (Use Class C1) with associated restaurant, bar, conference and gym facilities, and other associated works including landscaping, works to the highway and roof top plant.

Application type

Full Planning Permission

Application ref(s) 13/04541/FUL

Validation date 8th October 2013

Case officer details Name: Gavin Chinniah Tel: 0207 926 1257 Email: [email protected]

Applicant Hercules House Holding B.V.

Agent Dp9

Approved plans Plans: P50_0L, P50_OS, P50_0E, P50_01, P50_02, P50_03, P50_04, P50_05, P50_06, P50_07, P50_08, P50_09, P50_10, P50_23, P50_32, P50_33, P50_30, P50_31, P50_41, P50_34, P50_42, P50_43, P50_44, 17680_04_E REV A, 17680_05-E REV A, Parking Layout and Public Realm Plan, 17680_06_P REV A, 17680_15_P REV A, 17680_12_P REV A, 17680_08_P REV A, 17680_11_P REV A, 176_16_P REV A, 17680_09_P REV A, 17680_14_P REV A, 17680_13_P REV A, 176_10_P REV A. Supporting Documents: • Socio-Economic Benefits Report by URS (2013) • Transport Statement by Robert West (2013) • CBRE Hotel – Market Demand Study (2013) • Archaeological Desk Based Assessment by URS (2013) • Construction Methodology Statement by esa (2013) • Townscape and Visual Impact Assessment by esa (2013) • Daylight and Sunlight by GIA (2013) • Waste Strategy by URS (2013) • Tree Survey by Capita Symonds (2013) • Planning Statement by Dp9 (2013) • Community Involvement Report BY Your Shout (2013) • Environment Report by URS (2013) • Sustainability Statement by Mendick Waring (2013) • Energy Statement by Mendick Waring (2013)

Recommendation(s) Grant planning permission subject to a Section 106 Agreement, Conditions and Stage 2 Referral to the Mayor of London

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For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

Consultation

Department(s) or Organisation(s) Consulted? (y/n)

Date response received

Comments summarised in report? (y/n)

Internal

Design out crime Y 24.10.2013 Y

Regulatory services – food safety Y 22.10.2013 Y

Regulatory Services Entertainment Licensing

Y N

Development Control Enforcement team Y N

Implementation team Y Various dates Y

Planning policy Y 28.10.2013 Y

Climate Consulting Y Various dates Y

Regeneration Partnership Officer Y N

Streetcare Y N

Transport and Highways Y 31.10.2013 Y

Arboricultural officer Y N

Conservation and Design Y 07.11.2013 Y

Building Control Y N

External Y N

Lambeth Estates Residents Association Y N

Association of Waterloo Groups Y N

South Bank Employers Group Y N

Waterloo Community Development Group Y N

Waterloo Quarter Association Planning Forum

Y N

Friends od Hatfield Green Y N

Friends of Jubilee Gardens Y N

Friends of Archbishops Park Y N

Kennington Oval and Vauxhall Forum Y N

Waterloo Quarter BID Y 23.10.2013 Y

Friends of Lambeth High Street Y N

Friends of St John’s Churchyard Y N

Manor of Kennington Residents Association

Y N

TfL Road Network Development Y 03.12.2013 Y

London Underground Infrastructure Protection

Y 24.10.2013 Y

Street Management Area Manager South Y N

English Heritage – Archaeology Y 24.10.2013 Y

English Heritage Y 31.10.2013 Y

Natural England Y 10.10.2013 Y

Environment Agency Y 31.10.2013 Y

Greater London Authority Y 03.12.2013 Y

Highways Agency Y N

Network Rail Y 24.10.2013 Y

Commission for Architecture and the Built Environment (CABE)

Y N

City of Westminster Y 04.11.2013 Y

London Borough of Southwark Y 11.10.2013 Y

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For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

Background documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

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1 Summary of Main Issues

1.1 The main issues involved in this application are:

• The proposed loss of office space and principle of redevelopment of the site for a hotel (Use Class C1) with ancillary facilities;

• The acceptability of the proposed extension to the existing building along with the associated alterations;

• The impact the proposed extension would have on the settings of the Westminster World Heritage Site, adjoining conservation areas and adjacent listed buildings;

• The impact of the development upon neighbouring residential amenity, such daylight, sunlight, sense of enclosure and privacy;

• The acceptability of the highway proposals;

• The acceptability of the development in terms of sustainability and carbon emissions from the proposed scheme; and

• Whether the s106 contributions and obligations sufficiently mitigate the impacts of the development.

2 Site Description

2.1 The existing site consists of a part nine, part four, part one storey purpose built office

building dating from the 1950s. It has a reinforced concrete frame, double glazed curtain walling and brick cladding. It is a linear building to the rear (where it rises to nine storeys) with a 't' that allows for light wells to the lower floors at the street front side of the building where it is wrapped around by a 3 storey raised pavilion attaching to the principal rear block and to which a single storey sits below at the Centaur Street/Hercules Road junction.

2.2 The building is currently is partially occupied (two floors), however, it is understood that the building will be fully vacant in April 2014. The ground floor is a fully functional reception hall, which provides a concierge service to existing staff within the building.

2.3 The site is bound by Hercules Road to the east, Centaur Street to the south and Newnham Terrace to the north. The area is mixed with residential, commercial and some retail. Between the site and the railway to the west is 'Make Space', a collective of art studios accessed via Newnham Terrace. To the immediate east is a four storey residential block with a restaurant abutting the corner of Hercules Road with Kennington Road, with retail units situated along this part of Kennington Road. The junction is marked by Christchurch and Upton Chapel. To the south of site is a row of two storey residential houses, which are Grade II Listed (28-38 Hercules Road).

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Existing building

2.4 The application site is situated within a Central Activities Zone (CAZ). The site is not within a conservation area, however two conservation areas (Lower Marsh and Lambeth Palace) sit to the north and east of the site. Additionally, the terrace to the south on Hercules Road is a Grade II listed building. The site is located opposite Lambeth North underground station and is in walking distance of Waterloo Station. The site has a PTAL score of 6b.

3 Planning History

3.1 12/03530/FUL – No Further Action (NFA): Change of use to a mixed B1 Office and D1 Educational use with minor works including infill of courtyards to create assembly and recreation spaces and creation of roof play areas at fourth floor level. NB: It should be noted that resolution to grant planning permission was made by PAC in January 2013. However, the s106 agreement was not signed and no further action on the application occurred following sale of the site to the current applicant.

4 Proposal

4.1 Planning permission is sought for the redevelopment of the existing site including the retention and refurbishment of the existing 9 storey building and the addition of part 5/part 1 storeys, for use as a 438 bedroomed hotel (Use Class C1) with associated restaurant, bar, conference and gym facilities, and other associated works including landscaping, works to the highway and roof top plant.

4.2 Character, Design and Materials: The proposal would effectively strip the building back to the frame and this would form the basis for the new building. The building would then be extended and re-clad.

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Proposed development (from Hercules Road)

4.3 The development has been split into two elements known as ‘Element A’ and

‘Element B’. Element A is the lower four storey part of the building located on Hercules Road. The scheme would improve this area of public realm, introduce an active street frontage and create a sense of arrival and destination to the building. A one-storey extension would be erected above the existing three storey element; whilst the ground floor would be altered to provide a glazed, modern frontage to the building along with a hotel lobby. Adjacent to the main entrance to the building it is proposed to raise the height of the existing undercroft by cutting away the first floor element of the existing building and treating the section with bespoke laser cut art work metal screens.

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Elements A and B of the scheme

4.4 Element B is the taller part of the building to the rear of site. This part of the

development would involve the erection of a 5 storey extension on top of the existing 9 storeys.

4.5 In general the main façade for Element A consists of contemporary brickwork with coloured ceramic panels arranged in a series of oblique windows. The ground floor would mainly consist of curtain wall and ‘shopfront’ glazing, providing visibility into the public areas of the hotel at this level.

4.6 The rear part of the building would consist of metal panelling of varying shades and uses vertical brickwork bands to provide a visual link between the front and rear parts of the site.

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4.7

Layout: The general principle for the ground floor layout is to provide the main reception area for the hotel, the restaurant, a bar and some business suites. The basement would

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house the swimming pool and saunas. The remaining space within the basement would accommodate associated storage for the hotel, a staff canteen, and refuse storage and plant equipment. The upper floors would provide the hotel rooms for the building. On floors 11, 12 and 13, the scheme introduces suites with private external terraces.

Ground floor layout

4.8 At roof level the application also proposes communal roof terraces for use by hotel

guests. These areas are intended to have a mix of terrace and formal planted areas.

4.9 A typical hotel room would consist of a bathroom and associated furniture. A total of 44 rooms would be for disabled users, equating to 10%.

4.10 Transport: A total of 28 cycle spaces would be provided as part of the development. Other that 5 spaces proposed exclusively for disable users, there is no parking proposed for the development.

4.11 Waste Management: The application would provide refuse and recycling storage along with compactors. These would be located at both ground and basement floor levels. There would be a collection point within the ground floor area of the site. The applicant has submitted a waste management plan which covers the operational phase of the hotel.

4.12 Sustainability: The development proposes to cut CO2 emissions by 34.6%. This would be through

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the use of central air source heat pumps and centralised heating system for hot water. BREEAM level ‘Very Good’ is targeted, as a minimum.

5 Consultations and Responses

5.1 A total of 553 neighbouring addresses have been consulted.

5.2 A total of five site notices were displayed within the locality on the 18th October. A press notice was published on the same day.

5.3 The applicant has carried out their own independent consultation events with the local community surrounding the development site.

Internal consultation responses

5.4 Designing out Crime: No objection to the proposals subject to conditions being imposed.

5.5 Regulatory services – Noise and Pollution: No objection subject to condition being imposed.

5.6 Regulatory services – food safety: No objection to the proposals subject to appropriate conditions being imposed to mitigate impact.

5.7 Implementation team: No objection to the proposals.

5.8 Planning policy: No objection to the proposals.

5.9 Climate Consulting: At the time of writing Climate Consulting (and Lambeth officers) are in discussions with the applicant about increasing CO2 reductions further to meet London Plan targets and about future proofing connection to a district wide heat network. Discussions are on-going and an up-date will be provided to PAC by way of an addendum.

5.10 Transport and Highways: No objection subject to conditions and Section 106 contributions being secured for public realm and traffic safety improvements within the vicinity of the site.

5.11 Conservation and Design: Fully support the scheme and do not agree with the design comments/recommendations made by either English Heritage or the GLA. The application submissions follow extensive pre-application advice during which the applicant has taken on board the advice given. The podium element will integrate well into the street scene and is well detailed. The vertical elements are discrete and elegant. The detailing will be crisp and the materials robust and responsive to context.

External consultation

5.12 London Borough of Southwark: No objection to the proposals.

5.13 Waterloo Quarter BID: Considers the redevelopment of Hercules House as a hotel to be an exciting new addition to the area and therefore strongly support the planning application. A key priority for them is to increase the footfall for businesses based south of the railway tracks. The division of the station and railway line is something which is undoubtedly felt by business based within Waterloo Quarter. It is believed that the development of the hotel on Hercules House will increase footfall along some

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of the key roads such as Westminster Bridge Road and Lower Marsh, acting as a key link to the station and areas beyond. Furthermore, the development will assist in improving the links along the whole of Westminster Bridge Road. The hotel would provide excellent opportunities in terms of local employment, a key priority for Waterloo Quarter BID.

5.14 TfL: Comments received requesting contributions towards a cycle hire docking station and Legible London signage. Provision of blue badge parking and a taxi rank should be considered. In addition, a travel plan, CLP and DSP should all be secured for the proposals to comply with the transport policies of the London Plan.

5.15 London Underground: No objection.

5.16 English Heritage – Archaeology: No objection, subject to a condition being imposed.

5.17 English Heritage: Comments received raising concerns to the design of the south west elevation of the tower element, specifically the secondary staircase. EH consider that the expressed articulation of this element, combined with the extensive glazing treatment, creates an unnecessarily dominant appearance which would adversely affect the setting of the listed buildings. Furthermore, consideration should be given in creating a more recessive appearance to this elevation, so as to preserve the character of the streetscape along Hercules Road and the visual primacy of the listed buildings. LAMBETH OFFICER RESPONSE – Officers have reviewed the comments and consider that although there would be a change to the glazing element of this existing stairwell, the alteration would be sympathetic to the contemporary design of the building and improve this façade. It is acknowledged that the stairwell would be highly visible but this would not cause harm to the setting of the listed buildings as the palette of materials and finishing details would be robust in this urban context. A condition has been imposed requesting detailing of the treatment and appearance to the glazing being proposed. As such, no objection is raised to this element of the proposal.

5.18 Natural England: Comments received raising no objection to the proposals.

5.19 Environment Agency: Comments received raising no objection subject to a condition being imposed.

5.20 Greater London Authority: Comments received, in principle raising no objection to the proposed development. However, the following recommendations/clarifications are made/requested [Lambeth officer comments in brackets]:

• Changes are recommended to better activate Newnham Terrace and Centaur Street [Officers are of the view that amending this part of the building would not add further activation to this part of Newnham Terrace due to the uses of the rooms being provided within this part of the building. Furthermore, given the wider aspiration for Newnham Terrace in terms of highway and public realm improvement, the proposed amendments would not be warranted].

• The applicant should indicate the site levels and provide section of all routes, access points and other public realm areas [this has been provided];

• The applicant should identify location for suitably sized and laid out Blue Badge parking [the site will operate disabled valet parking for 5 cars and, in

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addition, all blue badge holders will be able to park in the surrounding CPZ];

• The applicant should demonstrate that the design of the hotel incorporates at least 10% accessible hotel bedrooms [this has been provided];

• The applicant should reconsider the relocation of the ramp on Hercules Road from its existing location as it removes a direct access to the main building entrance [the development would be fully DDA compliant and the main entrance would still be provided with a pedestrian ramp]; and

• Further assessment of the sustainability part of the development is required [further discussions are being had with the applicant].

5.21 Network Rail: No objection to the proposal, subject the safeguarding of their railway

infrastructure.

5.22 City of Westminster: Letter received raising no comments.

5.23 5 letters of objection have been received following the consultation process. 2 letters of support have been received.

5.24 Summary of letters of support: • The hotel will provide up to 350 new jobs to the local area. • The developers will work closely with the council to ensure that local residents

benefit from the new jobs and training that will be provided. • Current office building is underutilised • Improvements to the area. • The development will assist in delivering much need regeneration south-east of

the railway tracks.

No. of Letters sent No. of Objections No. in support Comments

553 5 11 0

Objections: Officer Response:

The change of use proposed is inappropriate. There are too many hotel/ hostel developments in the Waterloo area and they do not sustain local shopping or community facilities.

The London Plan states that planning decisions should contribute to London wide hotel provision targets and be consistent with strategic location principals. The Mayor of London’s Hotel Demand Study sets out a target for 2,500 net additional hotel rooms in Lambeth between 2007 and 2026. Policy S3f of the Lambeth Core Strategy states that council will support the location of, and investment in large hotels within the Central Activity Zone (CAZ). The development would undoubtedly contribute to meeting this strategic objective, which is a planning benefit of weight.

Typically there has been a mix of social and other housing in either conversions, such as Century House, or low-rise developments such Wellington Mills. The character of the

There is no existing residential use on the site. Neither, under current planning policy, is there a requirement for this site to provide residential uses as part of a redevelopment

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area would be changed. We need more social/ affordable housing to house workers for all these developments, and to provide homes for families.

scheme. In putting forward a recommendation of approval, officers have considered the change of use upon its planning merits against the relevant policies of the adopted development plan. Whilst a hotel is different in nature from a B1 office block, it is nevertheless a commercial operation. In addition, changes brought by the development would be substantially positive – e.g. the regeneration of this tired and dilapidated building and the increase in foot fall and expenditure in this location. It is considered that the change of use would not prove harmful to the character of the area.

Scale of development is hugely excessive. The proposed development would very seriously impact on the existing housing estate on Hercules Road. The view along Hercules Road fails to show the street level impact.

The scale, massing and proportions of the development are carefully considered against the existing urban location. The massing has been reduced towards the residential properties and the street, reducing the likely impact in terms of loss of daylight, sunlight and sense of enclosure to adjoining buildings.

There is an overshadowing of Archbishop’s Park despite the assertions.

The applicant has submitted a daylight and sunlight report which has been independently assessed on behalf of the council. Officers accept that there will be no unacceptable overshadowing to Archbishop’s Park.

There would be impact within the World Heritage area.

Officers consider that there would be no unacceptable impact to the special interest of the World Heritage Site.

The building should be retained within the current use or a residential use would be most viable.

For the reason set out at section 8.2 of this report, and having full regard to the employment policies of the development plan, officers accept the loss of the office floorspace in this instance. There is not a requirement under current planning policy for this site to provide residential uses as part of a redevelopment scheme.

Cars accessing the hotel would cause major congestion on Hercules Road. This will be increased through visitors using taxis.

It has been acknowledged that there would be an increase of vehicle traffic, including taxi drop offs and pick ups, as a result of the development. However, subject to the highways works to be secured via the s106 agreement, it is considered that the increase in vehicular movements associated with the

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development will not impact unacceptably upon the function or safety of the highway network.

A 5-storey extension to the building would cause there to be considerable light loss to adjoining neighbours.

The development would cause only marginal breaches of BRE recommended guidelines to a very limited number of neighbouring residential properties. The failings against BRE guidelines are considered acceptable in this instance given the central London location and substantial public benefits that the development would otherwise deliver.

Increase pressure caused by visitors using the underground tube stations.

London Underground has been consulted as part of the application, raising no objection to the increase in visitor numbers to the hotel.

There is no greenery and no provision for the coaches that will deliver people to the hotel and collect them.

The development includes an element of street planting, landscaped roof terraces and a green roof. Coaches would stop on Hercules Road. The council’s Transport Planner is accepting of this arrangement.

There would be an increase to noise levels within the local area until quite late in the evening.

Located adjacent to the CAZ Primary Frontage (Kennington Road), the development would not introduce a use inappropriate for this mixed-use central-London location. Whilst there are residential properties in the vicinity, the recommended conditions of consent would minimise the outward impacts of the development as far as is reasonably practicable.

6 Planning Policy Considerations

National Guidance – National Planning Policy Framework (NPPF)

6.1 The NPPF came into effect on 27th March 2012 and is a material planning

consideration. The most relevant sections are:-

Achieving Sustainable Development; The presumption in favour of sustainable development, and Core planning principles

Chapter 1: Building a strong, competitive economy

Chapter 2: Ensuring the vitality of town centres

Chapter 4: Promoting sustainable transport

Chapter 7: Requiring good design

Chapter 10: Meeting the challenge of climate change, flooding and coastal change.

Chapter 12: Conserving and enhancing the historic environment

6.2 London Plan 2011

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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:

Policy 1.1: Delivering the Strategic Vision and Objectives for London

Policy 2.9: Inner London

Policy 2.10: Central Activities Zone – Strategic Priorities

Policy 2.11: Central Activities Zone – Strategic Functions

Policy 2.15: Town Centres

Policy 4.1: Developing London’s Economy

Policy 4.2: Offices

Policy 4.5: London’s Visitor Infrastructure

Policy 4.7: Retail and Town Centre Development

Policy 5.1: Climate Change Mitigation

Policy 5.2: Minimising Carbon Dioxide Emissions

Policy 5.3: Sustainable Design and Construction

Policy 5.7: Renewable Energy

Policy 5.12: Flood Risk Management

Policy 6.3: Assessing Effects of Development on Transport Capacity

Policy 6.9: Cycling

Policy 6.13: Parking

Policy 7.2: An Inclusive Environment

Policy 7.3: Designing Out Crime

Policy 7.4: Local Character

Policy 7.6: Architecture

Policy 7.8: Heritage Assets and Archaeology

Policy 7.13: Safety, Security and Resilience to Emergency

Policy 7.15: Reducing Noise and Enhancing Soundscapes

Policy 8.2: Planning Obligations

Policy 8.3: Community Infrastructure Levy

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 S3: Economic Development

• Policy S4: Transport

• Policy S6: Flood Risk

• Policy S7: Sustainable Design and Construction

• Policy S8: Sustainable Waste Management

• Policy S9: Quality of the Built Environment

• Policy S10: Planning Obligations

• Policy PN1: Waterloo

London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’

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6.6 The following policies are considered to be of relevance to the assessment of this

application:

Policy 4: Town Centres and Community Regeneration

Policy 7: Protection of Residential Amenity

Policy 9: Transport Impact

Policy 14: Parking and Traffic restraint

Policy 19: Active Frontage Uses

Policy 21: Locations and Loss of Offices

Policy 23: Protection and Location of other Employment Uses

Policy 28: Hotels and Tourism

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 41: Views

Policy 45: Listed Buildings

Policy 47: Conservation Areas

Policy 82: Off-Street Parking and Coach Parking in Waterloo

MDO 101: 2-6 Hercules Road/ 79-101 Westminster Bridge Road

7 Planning Performance Agreement (PPA) Application

7.1 The planning application is subject to a planning performance agreement. This is a public document which sets out an agreement between the developer and the council on how the pre-application and application process will be managed. As part of this agreement the scheme has been referred to the council’s Strategic Sites Panel. At the panel no objection was raised to the proposed hotel use. In addition, further engagement with the local employment pool and schools was encouraged, together with active consultation with the local community and amenity groups.

7.2 Whilst entering into a PPA by no way means that a subsequent application will be rubber stamped, PPAs are increasingly being used by Lambeth on schemes of this nature to proactively and positively engage with developers to secure developments that improve the economic, social and environmental conditions of the area; in accordance with the expectations conferred upon LPAs by the NPPF. It is advised that in this instance the applicant has responded positively and openly to all advice given. It must therefore be borne in mind that whilst this officer recommendation of approval is being presented having regard to the merits of the scheme currently before the LPA for consideration, those ‘merits’ have been largely and positively influenced by the extensive pre-application negotiations and discussions that preceded the application submission.

8 Land Use and Principle of Change of Use

8.1 The application proposes the change of use from B1 offices to a 438 bedroomed hotel (Use Class C1). The existing building comprises some 12,189 sqm (GIA) of floorspace.

8.2 Proposed loss of office floorspace

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8.2.1 The existing lawful use of the building is as offices (use class B1). At present it is understood that only 2 of the 9 floors are occupied and that this has been the case since the DCLG vacated the premises approximately 2 years ago. Officers have also been advised that the remaining occupied floors will be vacated by April 2014.

8.2.2 Core Strategy Policy S3 sets out that outside of KIBAs the council will maintain a stock of sites and premises in commercial use across the borough subject to the suitability of the site and location. At this time Core Strategy Policy S3 is supported by Saved UDP Policies 21 and 23.

8.2.3 In accordance with Saved UDP Policy 21, the conversion to other uses of surplus offices outside Key Industrial and Business Areas is permitted. The supporting text to Policy 21 goes on to state that to meet the test of being surplus in the policy there is a requirement for marketing evidence (including for redevelopment), although at times when there is significant oversupply of office space evidence of similar buildings lying vacant in the area will suffice.

8.2.4 The applicant has submitted an office viability report which has been produced by Savills (August 2013). The assessment considers if Hercules House is fit for the local market having regard to the existing and future supply of office accommodation within the area, and assesses in this instance if there would likely be an appetite for take-up of either existing or improved quality space. The report has been independently assessed by BNP Paribas on behalf of the Council, who agree with the main conclusions.

8.2.5 The report identifies that 45 units were available to let within the SE1 location, derived from the Costar database. The total office space available in SE1, including the Shard, is estimated to be circa 1.01m sqft; which BNP Paribas equate to circa 2 years worth of supply. The Savills report also concluded that there is a significant oversupply of high grade office stock in the market which will increase further as pipeline schemes are delivered and that take up rates are currently at levels significantly below historic trends.

8.2.6 The existing office building provides grade C office space due to it’s ‘off pitch’ location to the south of the railway line and the age and standard of the building. This is the lowest classification of office building space and demands the lowest rental values.

8.2.7 Applying HCA indicative employment occupation densities would suggest that the existing 9 storey building, if fully occupied, could support in the region of 700 full time employees. It is however important to note that the indicative employment densities do not take into account the age or nature of the building.

8.2.8 Externally the building is dated and tired; detracting substantially from the quality of the immediate and wider townscape. The internal specification of the building is also low. Quite simply, the existing building was built in the 1950s to a specification obsolete for contemporary office occupiers. The floor plates are narrow, interrupted by structural columns and with pinch point restrictions. The building also has low floor to ceiling heights which would not allow for Grade A refurbishment of the office space, where most occupiers now require open plan spaces, raised floors and comfort cooling rather than the trunking and very basic air handling offered at Hercules House. It is generally considered that the building has reached the end of its economic life and it has in recent years been vacated by DCLG without full reoccupation.

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8.2.9 The location of the site for a B1 Office use is not ideal, being located off pitch to the south of the railway line. The site does not benefit directly from the amenities of the cultural quarter and the river side developments. Given the off pitch location, it is questionable whether even new build office accommodation on this site could ever be classified as grade A and thus attract pre-lets and/or development finance.

8.2.10 The Shell Centre and Elizabeth House applications are currently with the SoS. Both of these development sites are located within prime office locations within Waterloo. These two developments, expected to bring forward in excess of 200k sqm of B1 office floorspace, will deliver the critical mass required in order to satisfy B1 office space demand in Waterloo. By contrast, whilst it is within the CAZ Hercules House is located on the fringe of the core commercial location in Waterloo and, as such, lends itself to other uses as it will be unable to compete with the core commercial location.

8.2.11 It is also the case that there are numerous buildings being refurbished in and on the Southbank. Where these buildings were built in the 1970s and 80s these offer better opportunities for up-grade to modern occupier requirements. These buildings are also located in superior locations for the B1 office market.

8.2.12 Given the above considerations, it is accepted that the current market for second hand office space in this location would not secure rents that would warrant refurbishing the building in its existing frame. Neither, given the current market and the location of the site, is it likely that the site could attract a pre-let and/or sufficient rental value to make an office led redevelopment scheme financially viable/attractive. In this latter regard financial institutions are becoming increasingly selective about debt funding real estate developments and only 100% prime locations pre-let to undoubted covenants are generally considered fundable in the current market.

8.2.13 It must also be remembered that the application scheme itself would deliver substantial public benefit in terms of local job creation and regeneration.

8.2.14 In the first instance the scheme would create new construction jobs throughout the 20-month construction phase of the development, including opportunities for local labourers. As part of the recommended s106 agreement, the Council would ensure a financial contribution of £88,885 towards promoting local labour in construction; together with non-financial obligations to ensure that at least 25% of the workforce are local labourers and that at least 10% of the on-site operatives are apprentices. These are public benefits that align neatly with Lambeth residents’ identified priorities for creating new jobs.

8.2.15 In the second instance it is also estimated that the 4 star hotel would create a further 350 direct jobs during the operational phase of the development, many accessible by Lambeth residents; together with work experience opportunities for local school children in the hospitality industry, secured through the s106. Employment growth would also potentially arise locally through supply linkage multiplier effects, mainly comprised of services and supplies to the hotel, restaurant, gym and spa, thereby benefitting local suppliers of food and drink and other subsidiary sub-contracting firms.

8.2.16 In the third instance, the hotel would draw a large number of visitors into the borough, introducing a new source of demand for local restaurants, bars, shops and services. It is estimated that the proposed development would generate a total of 168,000 guests a year. This would bring a vast increase in revenue within this part

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of the borough. Application submissions suggest that with the hotel a total expenditure in the region of £17.3million per year will come, with an expectation that a large amount of this would be spent locally. The Waterloo Bid has acknowledged the substantial benefits of the scheme in this regard.

8.2.17 Fourthly, the development would deliver a substantial improvement to the external appearance of the building and its public realm, together with financial contributions to wider public realm and highways improvements for routes to and from the site. These regeneration benefits would help deliver a building quality and environment worthy of this central London location, on a prominent site adjacent to the railway entrance to Waterloo station - a key arrival point into London. The uplift of this dated and tired building, which sits within the setting of conservation areas and listed buildings and within important townscape views, represents a substantial public benefit of weight in the determination of this planning application. The regeneration of the building and related public realm improvements (both on and off site) align neatly with Lambeth’s aspirations for Waterloo, as set out in Core Strategy Policy PN1 and the related Waterloo SPD.

8.2.18 Fifthly, a contribution of £77,224 would be secured via the s106 towards general employment and training initiatives. This would be directed to help Lambeth residents into work and provides further mitigation to the loss of the employment floorpsace.

8.2.19 Given the above considerations, and having full regard to the employment policies of the development plan, officers accept the loss of the office floorspace in this instance.

8.3 Proposed Hotel (Use Class C1)

8.3.1 A key objective of the London Plan is to promote London as a world city. One measure to achieve this goal is by increasing the range and quality of visitor accommodation stock visiting the city. The London Plan sets a target to achieve 40,000 net additional hotel bedrooms by 2031, of which at least 10% should be wheelchair accessible.

8.3.2 Policy 4.5 focuses on London’s visitor infrastructure and states that planning decisions should contribute to the hotel provision target and be consistent with strategic location principals. The Mayor of London’s Hotel Demand Study sets out a target for 2,500 net additional hotel rooms in Lambeth between 2007 and 2026. In this context, Policy S3f of the Lambeth Core Strategy states that council will support the location of, and investment in large hotels within the Central Activity Zone (CAZ). The development would undoubtedly contribute to meeting this strategic objective, which is a planning benefit of weight.

8.3.3 Subject therefore to the Council’s acceptance of the loss of the office floorspace, the principle of the hotel use in this location is in accordance with policy as it is a key Central London Activity which supports the function of the CAZ.

8.3.4 The site does fall within the larger UDP MDO 101 designation, which encompasses 2-6 Hercules Road and 79-101 Westminster Road. The extension and refurbishment of Hercules House as is proposed would not however conflict with or prejudice any of the objectives set out therein; namely to frame/improve the road junction and to provide ground floor active frontages.

8.4 Quality of Hotel Accommodation

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8.4.1 Whilst there are no specific standards relating to the quality of the hotel rooms, all

rooms would have an external window providing natural light and ventilation and all rooms would be en-suite. In addition, a total of 44 rooms would be for wheelchair users, equating to 10% in accordance with London Plan policy.

9 Design

Principle of Development

9.1 The proposal relates to a large tired and dilapidated building located within a development plan identified Major Development Opportunity (UDP MDO 101). The current building was constructed in the 1950s and has no intrinsic historic or architectural value that warrants its protection its current form. The redevelopment of the site therefore presents a significant opportunity to regenerate the site and add substantial value to the local or wider townscapes.

Policy Context

9.2 The local policy context is the Waterloo Area SPD, LBL Core Strategy policies S9 and PN1, as well as Saved UDP Policies 19, 31, 32, 33, 35, 36, 39, 40, 41, 45, 46 and 47. The wider context is the Waterloo Opportunity Area Planning Framework (2007), London Plan, Westminster World Heritage site Management Plan, London View Management Framework (LVMF) SPG (2012) and the CABE/EH guidance on tall buildings.

Heritage Assets

9.3 The site is not subject to any particular conservation designations, but it is a sensitive site in conservation/urban design terms. The site is located close to the Lower Marsh and the Lambeth Palace Conservation Areas; 28-38 Hercules Road to the south of site is a Grade II listed terrace; and the development would be seen in views from the World Heritage site of the Palace of Westminster.

9.4 The applicant has provided a thorough townscape visual assessment. Given the design quality of the development and the sensitivity of the extensions proposed, officers are satisfied that the development will not prove unacceptably harmful to any heritage assets, including the Westminster WHS, listed buildings and conservation areas.

9.5 English Heritage has raised concern with regard to the design of the south west elevation of the tower element and the impact of that on the setting of the adjacent listed buildings. However, Officers have reviewed the comments and consider that although there would be a change to the glazing element of this existing stairwell, the alteration would be sympathetic to the contemporary design of the building and improve this façade. It is acknowledged that the stairwell would be highly visible but this would not cause harm to the setting of the listed buildings as the palette of materials and finishing details would be robust in this urban context. A condition has been imposed requesting detailing of the treatment and appearance to the glazing being proposed. As such, Lambeth officers raise no objection to this element of the proposal.

Element A – The front part of the development

9.6 Element A introduces a one-storey roof top extension towards the front elevation of

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the building, above the existing 4 storey frontage building, but set away from the Centaur Street frontage. The proposal would also raise the height of the entrance canopy to the building. The massing of the new extension has been sensitively considered to reduce the impact of this element upon the setting of the adjacent listed terrace.

9.7 The ground floor element of the building would be activated through the introduction of the hotel lobby, restaurant and bar areas associated with the hotel. The existing building turns its face from Hercules Road, creating a bleak frontage. The new activation along this ground floor provides an improved and more inviting public interface between the building and Hercules Road. The GLA have requested further amendments to allow some further ground floor activation along Newnham Terrace. Officers are of the view that amending this part of the building would not add further activation to this part of Newnham Terrace due to the uses of the rooms being provided within this part of the building. Furthermore, given the wider aspiration for Newnham Terrace in terms of highway and public realm improvement, the proposed amendments would not be warranted.

9.8 In terms of the re-cladding of the building, the main façade for element A would consist predominantly of contemporary textured brickwork with coloured ceramic panels framing a series of oblique windows. The ground floor would mainly consist of curtain walling and ‘shopfront’ glazing, providing visibility into the public areas of the hotel at this level. In addition, the raising of the canopy and the use of the bespoke artwork metal screens would afford the main entrance of the building appropriate definition and presence within the street scene context.

9.9 Officers are of the opinion that the podium element is well considered and will integrate well into the street scene. The reactivation of the Hercules Road street frontage is a welcomed aspect of the scheme.

9.10 The two side streets adjacent, Newnham Terrace and Centaur Street, would be used for tax drop offs for visitors and deliveries for the hotel. The scheme proposes improvements towards the public realm through the use of robust and high-quality materials along with associated landscaping. This would create a safer and pleasant environment in these locations.

Element B – The rear part of the development

9.11 Element B proposes the erection of a five-storey extension above the existing nine-storey part of the building. The proposed extension would continue the footprint of the ‘slab building’ below. The architectural design breaks up the mass and façade of the new building (particularly in the rear facing elevation) through a series of roof top steps. This stepping creates areas of terracing for the hotel suites and visual screening for the proposed rooftop plant. The breaking up of the façade and levels provides visual interest to the roof scape and reduces the blocky form of the building. In addition, the use of modern contemporary steelwork proposed further reduces the dominance of the mass.

9.12 Element B proposes the use smooth brick panels and contemporary steel work, giving the refurbished building a contemporary appearance. The vertical elements are discrete and elegant. The detailing will be crisp and the materials robust and responsive to context – particularly the station and studios to the rear of the site. Whilst element A therefore has sought to very much enliven the street context, element B has successfully paid more important regard to how the building will be viewed in the wider townscape.

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Tall Buildings, Strategic and Local Views

9.13 The scheme would result in a 14 storey building on the site, which will be visible in a

number of local, medium and longer townscape views.

9.14 The application submission includes a townscape impact assessment which evaluates the impact of the proposal upon strategic and local views. The assessment demonstrates that whilst the scheme will be visible in various townscape views, the impact upon those views would be acceptable. Whilst the site does lie within the background area of LVMF townscape view 23A.1 (from Serpentine Bridge), the scheme proposed is not of a height that would be visible in the view.

Design Conclusions

9.15 Officers are of the opinion that the podium element (element A) is well considered and will integrate well into the street scene, whilst the vertical elements (element B) are discrete and elegant. The detailing will be crisp and the materials robust and responsive to context. The scheme has given all due regard to the local and wider urban context in terms of conservation areas, listed buildings and views.

9.16 The development would deliver a substantial improvement to the external appearance of the building and its public realm. These regeneration benefits would help deliver a building quality and environment worthy of this central London location, on a site located on the railway line in close proximity to Waterloo station which is a key arrival point into London. The uplift of this dated and tired building, which sits within the setting of Conservation Areas and listed buildings and within important townscape views, represents a substantial public benefit of weight in the determination of this planning application. The regeneration of the building and related public realm improvements (both on and off site) align neatly with Lambeth’s aspirations for Waterloo, as set out in Core Strategy Policy PN1 and the related Waterloo SPD.

10 Residential Amenity

10.1 Daylight, Sunlight and Overshadowing

10.1.1 The application is accompanied by a daylight, sunlight and overshadowing assessment, which has been independently verified by eb7 on behalf of the Council. The report verifies that the majority of residential properties within the vicinity of the site will not experience loss of daylight or sunlight below BRE recommended guidelines. However, there would be some properties at 1 Hercules House, 48-52 Kennington Road and Blake House that would experience losses in excess of the BRE recommendations.

10.1.2 The BRE guidelines provide a series of tests for daylight and sunlight assessment, acknowledging that in some circumstances, such as that of a dense urban environment as found with the application site, some allowances beyond the limits may be considered reasonable. The BRE Guidelines provide two principle methods for assessing daylight to existing residential accommodation: • The Vertical Sky Component (VSC) method; and • The No Sky Line (NSL)

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10.1.3 VSC is a quantified measurement of the amount of skylight falling on a vertical wall or window. If, as a result of development, the VSC measured at the neighbouring property is both less than 27% and less than 0.8 times its former value, then occupants of the existing building will notice the reduction in the amount of skylight.

10.1.4

The NSL method is a measure of the distribution of daylight at the 'working plane' within a room (i.e. a point 0.85m above the floor in houses) and it provides an indication of daylight distribution within a room. If following construction the NSL moves so that the area of the existing room which does not receive direct skylight is reduced to less than 0.8 times its former value, then this will be noticeable and more of the room would appear poorly lit.

10.1.5 1 Hercules House (located to the north east of the development site): According to the submitted evidence, as a result of the development 1 of the rooms assessed at 1 Hercules House would only achieve a NSL measurement 0.74 of its former value as a result of the development. All rooms would however retain BRE compliant VSC levels and sunlighting levels. Given the full compliance with the VSC targets and localised nature of this technical deviation, officers consider that the allowance beyond the BRE defined NSL limit is reasonable, especially given the central London location and the considerable public benefits that the scheme would deliver.

10.1.6 48-52 Kennington Road (located to the east of the development site): No windows in 48-52 Kennington Road would loss VSC beyond BRE recommended guidelines as a result of the development. However, when assessing the NSL, 2 rooms would have a slight transgression. These rooms would receive 0.79 and 0.73 of their former values, against a target of 0.8. Similar to the conclusions on 1 Hercules House, officers again accept these minor BRE transgressions as reasonable.

10.1.7 Blake House (this is a larger complex located to the east of the development site): All windows, except two, would retain an acceptable level of VSC at least 0.8 times their former value. The two windows which deviate from this level would retain a VSC at 0.79 and 0.76 of their former values.

10.1.8 In relation to NSL, for Blake House 33 rooms would experience NSL less than 0.8 of their former value as a result of the development. Of the 33 rooms, 8 retain NSL levels within 0.75 times of their former level. The remaining 25 rooms would all retain an NSL value of over 0.5 their former value.

10.1.9 The assessment concludes that, despite these deviations, the diffuse daylight levels remain good in respect of the urban context. Furthermore, given the scheme generally complies in terms of the VSC levels, the proposed change in NSL which existing residents would experience is considered to be acceptable – particularly when regard is had to the substantial public benefit that the development would deliver. As a result, flexibility in the application of the BRE guidelines is justified.

10.2 Sense of Enclosure and Loss of privacy

10.2.1 Given the existence of the existing building and the separation distances that would exist to neighbouring properties, it is considered that the development would not impact unacceptably on neighbouring properties in terms of loss of outlook or

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privacy.

10.2.2 The separation distance to properties on the other side of Centaur Street varies between 11m for the lower levels of the building to 23m for the taller elements. There are no windows currently located within the facing flank of 28 Hercules Road, although 1 Centaur Street directly faces the existing 9 storey building on site.

10.2.3 The 4th floor addition to the podium of the hotel has been purposely shifted away from the Centaur Street frontage. Also, the majority of the bulk of the roof top extension to element B has been situated towards properties abutting Newnham Terrace, which are mainly commercial in use. Whilst certain rooms of the hotel in element A will have oblique facing relationships with the rear windows of 28-38 Hercules Road, these already exist with the office building. In addition, the 23m separation across Centaur Road is considered reasonable in an urban environment such that the new 14 storey building would not appear unreasonably overbearing or intrusive – especially when considering that 1 Centaur Street already faces the existing 9 storey office building.

10.2.4 In relation to the upper levels (element B), no windows are proposed along this Centaur Street elevation apart from a stairwell which would be obscured. It is acknowledged that there may be an increase of light emissions from this section of building and officers have imposed a condition requesting further detailing of the glazed treatment to minimise adverse impacts.

10.2.5 In relation to Blake House, the proposed separation distance would vary between 21-50m when measuring the proposed location of the extensions. This separation distance, across a public street, is considered sufficient for such an urban location.

10.2.6 The roof terraces are sufficiently elevated and distant from all neighbouring residential properties such that they would not give rise to instances of unacceptable overlooking or noise intrusion.

10.3 Proposed Use

10.3.1 Located adjacent to the CAZ primary frontage (Kennington Road), the development would not introduce a use inappropriate or incompatible with the central London site. Whilst there are residential properties in the vicinity, the recommended conditions of consent would minimise the outward impacts of the development as far as is reasonably practicable.

10.4 Impacts During Construction

10.4.1 It is inevitable that there would be an element of noise, disturbance and inconvenience during the construction period. However, such impacts would not outweigh the long term benefits of the development; especially where a range of measures to minimise the impacts as far as is reasonably practicable could be suitably secured by way of planning conditions.

11. Crime Prevention The secure by design officer has raised matters relating to crime nearby including issues that are associated with density development. Matters being raised relate to street crime and motor vehicle crime and as result this development should mitigate against residential burglary and anti-social behaviour. In this instance there would be 24hour surveillance within the development with good external lighting. A

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‘Secure by Design’ condition has been imposed to cover these matters such that the development need not fail against UDP Policy 32 or Core Strategy Policy S9.

12. Flood Risk The Environment Agency has been consulted in relation to the proposed development and is satisfied with the information submitted in relation to the flood risk assessment. A condition has been imposed requesting the applicant to adhere to the submitted flood risk assessment.

13.

Archaeology English Heritage is satisfied with the submitted desk-based assessment report prepared by URS, subject to the applicant securing the implementation of a programme of archaeological work in accordance with a written scheme for investigation. A condition has been recommended to this effect.

14. Traffic and Parking

14.1 Trip Generation

14.1.1 The applicant has undertaken an analysis of the existing trip generation and modal split of both the existing site as well as the proposed use. This has been undertaken through interrogation of similar sites held on the TRAVL database. On the basis of this assessment, it would be expected that the proposed development would generate a significant reduction to the number of trips to the site in the AM and PM peak periods than would be expected with the existing building if it were fully occupied; with a 291 fewer trips expected in the AM peak period and a similar number in the PM. There would however be increases in the number of walking, coach and taxi trips to the site related to the hotel use.

14.1.2 Unlike an office (B1) however, a hotel (C1) will have less concentrated travel patterns with guests coming and going constantly throughout the day. This is especially the case at a central London hotel close to sights and attractions, with guests able to return to the hotel between activities. The applicant has predicted that throughout the day there would be a total of 3680 person trips to and from the hotel. This represents an increase throughout the day of between 1500 to 2000 trips compared to a fully occupied B1 use. The majority of these would be by public transport rather than vehicles; but all trips by tube, rail or bus would involve an element of walking.

14.1.3 The table below is taken from the TA and sets out the number of vehicle movements to and from the site in a typical day;

Mode Total Person Trips Vehicle Movements

Car Passenger 37 37

Coach 221 4

Taxi 294 167

Motor cycle 37 37

Service vehicles n/a 63

Total 589 308

These figures show that taxis are likely to form the bulk of vehicular traffic generated by the proposed development.

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14.2 Highway Works and Improvements to the Public Realm

14.2.1 The proposed development would generate a significant increase in the number of

person trips to and from the site, particularly between public transport services, and also result in a shift in patterns of travel to the site. A B1 use of the site (existing) would be expected to generate two concentrations of movements in the AM and PM peaks with little or no activity into the evening. Conversely, a hotel will generate movements throughout the day and into the night.

14.2.2 Newnham Terrace currently experiences very low vehicle movements. It provides access to a small car park within Hercules House and also to servicing areas for various businesses both on Newnham Terrace itself and fronting Westminster Bridge Road. So as not to prejudice the operations of existing businesses in this location, the applicant has proposed an on-site drop-off and pick up area accessed from Newnham Terrace with capacity for 6 vehicles to wait within the site. Swept paths have been provided showing that vehicles would be able to enter and exit this area in a forward gear.

14.2.3 The development would generate an increase in movements at the junction of Newnham Terrace and Hercules Road from existing levels. The current layout is not considered suitable for this increase and discussions between the applicant and officers have led to proposed alterations being included as part of the development. These would ensure that the operation of both this junction and the main Hercules Road/Westminster Bridge Road junction would not be significantly impacted by the development. These works, to be referred to as Newnham Terrace junction works, would be secured through the S106 and delivered through a S278 Agreement.

14.2.4 Further to this officers consider that the increase in pedestrian movements in the vicinity of the site and change in travel patterns requires a significant uplift in the quality of the public realm. The two areas identified as needing attention are the Centaur Street tunnel through the viaduct and the adjacent Westminster Bridge Road / Kennington Road junction. Designs for this junction and the wider area are being evolved with the aspiration for improved walking and cycling routes through the area alongside more attractive streetscape and public realm. A payment of £500k has been secured through the S106 as a contribution towards these improvements. This is in line with Policy S4 of the Core Strategy and is pro rata in accordance with funding secured from recent nearby developments.

14.2.5 Servicing is discussed in more detail below but in order to facilitate the proposed service yard on Centaur Street alterations are required to the vehicle access and parking bays. This work, to be known as the Centaur Street Works, would be secured through the S106 and delivered through the S278.

14.3 Car Parking No general car parking is proposed. The only parking available will be to disabled drivers and there will be 5 spaces available on a portion of land to the rear of the site. Given its slightly inconvenient position relative to the main site accesses this will be operated on a valet parking basis. This is considered acceptable and it should also be noted that Blue Badge Holders would be able to park on-street in the marked CPZ bays.

14.4 Vehicle Access

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There are 3 existing vehicle accesses into the site with one from Centaur Street and two from Newnham Terrace and all 3 of these are proposed to be retained with slight amendments. A condition should be used to ensure that all works are completed prior to occupation of the site.

14.5 Servicing The site currently is served by two service yards; one to the rear of the site accessed from Newnham Terrace and the second on the east side of the side accessed from Centaur Street. The area to the rear would be retained, but instead used for storage (including cycle storage) and provide the 5 disabled parking bays operated on a valet basis. The Centaur Street yard would function as the main service yard for the hotel, with the collection of refuse and all deliveries undertaken from within it. A condition has been imposed to ensure that this is the case and that all servicing and deliveries take place within the site. A Delivery and Servicing Plan, including a robust booking system, would also be secured.

14.6 Cycle Parking A total of 28 cycle spaces are proposed to the rear of the site. This area would be secure and covered and predominantly for use by members of staff. There is also a commitment within the TA to provide additional cycle parking within close proximity of the hotel entrance which would be more appropriate for short term use. Full details of cycle parking would be secured by condition.

14.7 Travel Plan A draft Travel Plan has been submitted with the application. This forms a good basis for the final Travel Plan that should be submitted prior to occupation of the site, as per the recommended condition. A travel plan monitoring fee of £1,500 will also be secured through the Section 106.

14.8 Legible London To assist guests and visitors to the site in navigating their way around the area a contribution of £7,500 for the installation of Legible London signage has been secured.

14.9 Transport Conclusions As the application stands there are no transport/highways concerns that may not be suitably mitigated through the recommended conditions and s.106 provisions. Both Lambeth and TfL officers are of the opinion that, subject to the s106 secured highways works, the development will not impact unacceptably upon either the function or safety of the surrounding highway network. The development would be inclusive of a range of mitigation measures including cycle parking, improvements to the surrounding public realm and a travel plan; each reducing reliance on the private car and/or promoting more sustainable modes of transport. It is therefore considered that the development fully complies with the relevant transport policies of the Development Plan.

15 Refuse and Recycling Considerations

15.1 Policy S8 of the Core Strategy states the Council will contribute to the sustainable management of waste in Lambeth.

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15.2 The submitted waste strategy which has been produced by URS, state that the

proposed development would produce approximately 145,710 litres of waste per week (20, 8016 litres per day). The development would provide two bin stores; one located within the basement and the other on the ground floor level. The internal management team will be responsible for transferring food waste arising to the bin store located at ground floor level. All dry recyclable materials (i.e. cardboard/ paper/ newspapers, high quality paper, plastic and glass) and residual waste will be transferred to the bin store located in the basement, by the internal management team.

15.3 In order to help the effective management of waste from the development, the following equipment would be used: food waste digester; cardboard baler; glass crusher; waste compactor unit. The waste associated with these different machines will be stored in a series of Euro and wheelie bins.

15.4 Food waste and waste cooking oil will be collected from the ground floor level bin store. The applicant has stated that private operatives will have direct access to the waste storage room and will be responsible for collecting waste on the days of collection. The Euro bins along with the compacted bales, crushed glass and plastic waste will be transported to the ground from the basement areas when required. A temporary holding pen would be provided to allow the bins to be stored on collection days.

15.5 Officers are satisfied with the waste management being proposed as part of the application. A condition has been imposed to secure the operation of the waste strategy, so as to ensure compliance with Core Strategy S8.

16 Sustainability and Renewable Technology

16.1 Lambeth Core Strategy Policy S7 requires all major developments to achieve a reduction in carbon dioxide emissions in line with the London Plan targets through energy efficient design, decentralised heat, cooling and power systems, and on site renewable energy generation.

16.2 The London Plan requires developments to make the fullest contribution to tackling climate change by minimising carbon dioxide emissions, adopting sustainable design and construction measures and prioritising decentralised energy, including renewables. Policy 5.2 outlines that a 40% reduction in CO2 emissions below the Part L 2010 (Building Regulations) baseline will be required. The London Plan sets out that development proposals should contribute to this by minimising carbon dioxide emissions in accordance with the “be lean, be clean, be green” hierarchy:

Be Lean: The reduction of energy demand and CO² emissions from using less energy, in particular by adopting sustainable and passive design and construction measures;

Be Clean: Proposals for the reduction of energy demand and CO² emissions through supplying energy efficiently;

Be Green: Renewable energy technologies to be incorporated.

16.3 It is advised that the development is targeting a BREEAM 'Very Good' Rating. However, almost all mandatory credits that would be required under an 'Excellent' rating are targeted, demonstrating a commitment to aspire to excellent as per Lambeth Council's Policy.

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16.4 The submitted energy statement presents the site-wide regulated CO2 emissions at

each stage of the energy hierarchy and demonstrates that through energy efficiency measures and Air source Heat Pumps, CO2 emissions will be reduced by approximately 5% below the Part L2A 2010 baseline. CHP will further reduce CO2 emissions to 34.6% below the Part L2A 2010 baseline. This falls slightly short of the London Plan 40% target.

16.5 Air source heat pumps have been proposed. Due to the inclusion of CHP on site (which will generate electricity), PV has been deemed unviable as a technology to provide on-site electricity. It may however be possible to install PV, integrated with the green roof, to further reduce CO2 emissions and any electricity that cannot be used on site could be exported to the grid. At the time of writing, the feasibility of providing PV is being explored with the applicant. An up-date will be provided to PAC via an addendum item.

16.6 The applicant has assessed the opportunity to connect up to an existing or proposed district heat network or CHP systems on other nearby sites. There is currently not the potential to do this. However, the applicant proposes that further work will be carried out to assess whether it will be possible to provide ‘knock out panels’ in the basement to facilitate connection to a future district heat network. The applicant is encouraged to investigate this at this stage and to include proposals to future-proof the development to ensure that connection to any district heat network arising in the future is feasible. These matters are also being explored further at the time of writing and an up-date shall be provided to PAC by way of an addendum.

16.7 The proposals also include for a large area of green roof, located on the roof of element A. This adds to the sustainable credentials of the development and should be commended. Full details will be secured by condition.

17 S106 Obligations

17.1 The development would deliver the following S106 obligations:

Transport and Public Highways: £500,000 for public realm and highways works, including: • Improvements to walking routes including the provision of new and amendments to existing pedestrian crossings; • Improvements to cycle routes and cycle safety; • Trees and soft landscaping; • Street furniture; • Lighting & CCTV; and • All other associated works related to the enhancement of the locality

• £7,500.00 for Legible London signage within the vicinity. • £1,500.00 for Travel Plan monitoring. • S278 works to deliver the “Newnham Terrace Junction Works” and “Centaur Street Works”.

Construction

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• £88,885.00 for Local Labour in Construction. • £77,224.00 for General Employment and Training.

• Onsite construction operatives to include 25% as local labour.

• Onsite construction operatives to include 10% as local apprentices with a minimum 6-month on site presence and contractor/developer support for a minimum of 18 additional months including sponsorship for all relevant training needs as required.

• Considerate Contractor Scheme – the applicant to carry out all works in keeping with the National Considerate Contractor Scheme.

Job During Development Life

• Work experience programs for local school pupils in the borough.

Public Art

• £100,000 for public art which will be used for public realm improvements along Centaur Street and Virgil Street tunnels.

Other Contributions being sought: Revenue Contribution: £54,396.00 Sport and Leisure Contribution: £24,052.00 Parks and Open Spaces: £43,960.00 Libraries: £6,449.00 S106 Monitoring Fee: £44,798.31

17.2 The above package is considered reasonable to mitigate the otherwise unacceptable impacts of the development upon local infrastructure. The package has been negotiated having regard to the expectations set out in policy (including the Council’s adopted SPD: S106 Obligations), to the details of the scheme and to the substantial planning/public benefits that the scheme would deliver. Each of the obligations above has also been negotiated having regard to the statutory tests set out in the Community Infrastructure Levy Regulations 2010; namely they are considered: (i) necessary to make the development acceptable in planning terms; (ii) directly related to the development; and (iii) fairly and reasonably related in scale and kind to the development.

17.3 It is advised that the scheme will also be liable to a Mayoral CIL payment towards Crossrail implementation. This will amount to approximately £250k and is in addition to the s.106 package set out above.

18 Procedural Matters

Under the arrangements set out in the Town and Country Planning (Mayor of London) Order 2008, the planning application is referable to the Mayor. The application has already been sent to the Mayor under Article 4 of the Order and the Mayor’s response is summarised above at section 5. The Council must again refer

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the application to the Mayor under Article 5 of the Order if it subsequently resolves to make a draft decision on the planning application, in order that the Mayor may decide whether to allow the draft decision to proceed unchanged, or direct the Council under Article 6 of the Order to refuse the application, or issue a direction under Article 7 of the Order that he is to act as the local planning authority for the purpose of determining the application.

19 Conclusion

19.1 The application pertains to the redevelopment and change of use of Hercules House 1950s office building, in Waterloo. It is proposed that the existing building will be stripped back, remodelled, extended and reclad. The reclad building would be occupied by a 438 bed hotel.

19.2 The application was subject to extensive pre-application discussion with Lambeth Officers as part of a Planning Performance Agreement. In this instance the applicant has responded positively and openly to all advice given. It must therefore be borne in mind that the merits of the scheme currently before the LPA for consideration have been largely and positively influenced by the extensive pre-application negotiations and discussions that preceded the application submission.

19.3 Externally the existing building is dated and tired; detracting substantially from the quality of the immediate and wider townscape. The internal specification of the building is also low, having been built in the 1950s to a specification obsolete for contemporary office occupiers. The current market for second hand office space in this location would not secure rents that would warrant refurbishing the building in its existing frame. Neither, given the current market and the location of the site, is it likely that the site could attract a pre-let and/or sufficient rental value to make an office led redevelopment scheme financially viable/attractive.

19.4 The application scheme itself would deliver substantial public benefit in terms of local job creation. In the first instance the scheme would create new construction jobs throughout the 20-month construction phase of the development, including opportunities for local labourers. In the second instance the 4 hotel would create direct jobs during the operational phase of the development; together with work experience opportunities for local school children in the hospitality industry. Employment growth would also potentially arise locally through supply linkage multiplier effects, thereby benefitting local suppliers of food and drink and other subsidiary sub-contracting firms. Thirdly, a contribution of £77,224 would be secured towards general employment and training initiatives, which would be directed to help Lambeth residents into work.

19.5 The 438 bedrooms would also contribute towards both London’s and Lambeth’s strategic priorities for the delivery of visitor infrastructure and hotel demand. This is a planning benefit of weight. It is also inevitable that the hotel would also draw a large number of visitors into the borough, introducing a new source of demand for local restaurants, bars, shops and services. Application submissions suggest that with the hotel a total expenditure in the region of £17.3million per year will come, with an expectation that a large amount of this would be spent locally. The increase in foot fall for businesses based south of the railway tracks is a key priority for the Waterloo Bid.

19.6 In terms of regeneration, the development would deliver a substantial improvement to the external appearance of the building and its public realm, together with financial contributions to wider public realm and highways improvements for routes

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to and from the site. These regeneration benefits would help deliver a building quality and environment worthy of this central London location, on a prominent site adjacent to the railway entrance to Waterloo station - a key arrival point into London. The uplift of this dated and tired building, which sits within the setting of conservation areas and listed buildings and within important townscape views, represents a substantial public benefit of weight in the determination of this planning application. The regeneration of the building and related public realm improvements (both on and off site) align neatly with Lambeth’s aspirations for Waterloo, as set out in Core Strategy Policy PN1 and the related Waterloo SPD.

19.7 The development is targeting BREEAM ‘Very Good’ in line with development plan policies. At present the submissions suggest that a 34.6% reduction in CO2 emissions below the Part L 2010 (Building Regulations) baseline will be achieved, which falls just shy of the London Plan 40% target. Discussions with the applicant are on-going in this regard and an up-date will be provided to PAC by way of an addendum.

19.8 It is considered that the development would not prove unacceptably harmful to the residential amenity of neighbouring properties. The development would cause only marginal breaches of BRE recommended guidelines to a very limited number of neighbouring residential properties. The failings against BRE guidelines are considered acceptable in this instance given the central London location and substantial public benefits that the development would otherwise deliver.

19.9 It is further considered that, subject to the recommended conditions and s106 agreement, the development would suitably minimise opportunities for crime and would not impact unacceptably upon the highway network or public transport capacity in the locality.

19.10 The development would be inclusive of an extensive and full package of s.106 obligations, considered reasonable to mitigate the otherwise unacceptable impacts of the development. The package has been negotiated having regard to the expectations set out in policy, to the details of the scheme and to the substantial planning/public benefits that the scheme would deliver. Each of the obligations has also been negotiated having regard to the statutory tests set out in the Community Infrastructure Levy Regulations 2010; namely they are considered: (i) necessary to make the development acceptable in planning terms; (ii) directly related to the development; and (iii) fairly and reasonably related in scale and kind to the development. These would also provide residual benefit for local residents/workers/visitors who will be able to benefit from the improvements.

19.11 In short, this is a sustainable development that would deliver substantial public benefit. The development would be in general compliance with the Development Plan for the Borough and it is considered that there are no material considerations of sufficient weight that would dictate that the application should nevertheless be refused. Officers are therefore recommending approval of the scheme in accordance with the presumption in favour of sustainable development conferred upon Local Planning Authorities by the National Planning Policy Framework (NPPF).

20 Recommendation

Grant planning permission subject to a Section 106 Agreement, conditions and a Stage 2 Referral to the Mayor.

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a21 Summary of the Reasons

In deciding to grant planning permission and conservation area consent, 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:

Core Strategy (2011) • Policy S1: Delivering the Vision and Objectives • Policy S3: Economic Development • Policy S4: Transport • Policy S6: Flood Risk • Policy S7: Sustainable Design and Construction • Policy S8: Sustainable Waste Management • Policy S9: Quality of the Built Environment • Policy S10: Planning Obligations • Policy PN1: Waterloo 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 4: Town Centres and Community Regeneration Policy 7: Protection of Residential Amenity Policy 9: Transport Impact Policy 14: Parking and Traffic restraint Policy 19: Active Frontage Uses Policy 21: Location and Loss of Offices Policy 23: Protection and Location of other Employment Uses Policy 28: Hotels and Tourism 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 41: Views Policy 45: Listed Buildings Policy 47: Conservation Areas Policy 82: Off-Street Parking and Coach Parking in Waterloo MDO 101: 2-6 Hercules Road/ 79-101 Westminster Bridge Road

22 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 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

2 The development hereby permitted shall be carried out in accordance with the

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approved plans listed in this decision notice, other than where those details may be superseded by details as may be approved pursuant to the requirements of the listed planning conditions. Reason: To ensure that the development is implemented in accordance with the approved planning consent.

Construction

3 No development shall take place until a Method of Construction Statement has been submitted to and approved in writing by the local planning authority. The Method of Construction Statement shall include details regarding: coordination with other developers in the Waterloo area; consultation with neighbours regarding the timing and coordination of works; 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 upon the amenity of the area and the function and safety of the highway network. The details of the approved Method of Construction Statement must be implemented and complied with for the duration of the construction process. Reason: To minimise impacts on neighbouring residential amenity and to minimise danger and inconvenience to highway users (Policies 7 and 9 of the Saved Unitary Development Plan and Policy S4 of the Core Strategy).

4 No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface water or sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority. Reason: To ensure that the development causes no harm to any nearby sewers, waterways or the London Aquifer (Core Strategy Policy S6).

Design/Landscaping

5 Notwithstanding the details shown on the drawings hereby approved, full particulars of the following shall be submitted to and approved by the Local Planning Authority in writing prior to commencement of the relevant parts of the development. a. A sample board for all external materials; b. Façade design and detailing at a sufficient scale to include details of the brick work and ceramic glazed fins; c. Full construction details and glazing treatment of the south west staircase; d. Details of building soffits, fascias and fixings; e. Details of window design and openings f. Full roof detailing, including boundary treatments, enclosures of planting equipment and screening; g. Full ground floor elevations of the building including details of entrance doors, canopies, fire escapes and service doors; h. Details of basement ventilation strategy. i. Details of louvers, PV panels, façade cleaning equipment, plant and machinery and other excrescences at roof level

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The development shall not be carried out other than in full accordance with the details approved. Reason: To ensure the design quality of the development (Saved UDP policies 31, 33, 36, 40, 45 and 47 and Core Strategy Policies S9 and PN1).

6 No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of buildings. Reason: To ensure the design quality of the development (Saved UDP policies 31, 33, 36, 40, 45 and 47 and Core Strategy Policies S9 and PN1).

7 No occupation of the development shall occur until such time as a Streetscape and Landscape Plan and Maintenance Strategy for all external areas on the public highway and external public realm areas within the curtilage of the site has been submitted to and approved in writing by the Local Planning Authority. The Plan/Strategy shall include, but not be limited to, full details of new planting and trees, paving materials, pedestrian priority materials and shared surface treatments. The external areas on the public highway and external public realm areas within the curtilage of the site shall thereafter be implemented and retained in accordance with the approved details. Reason: To ensure that the highway and public realm proposals are implemented on a comprehensive basis (Core Strategy Policies S9 and PN1 and Saved Unitary Development Plan Policy 39).

8 No occupation of the development shall occur until such time as a Landscape Plan and Maintenance Strategy for all external roof terraces has been submitted to and approved in writing by the Local Planning Authority. The Plan/Strategy shall include, but not be limited to, full details of planting and trees, hard landscaping and enclosure. The external roof terraces shall thereafter only be implemented and retained in accordance with the approved details. Reason: To ensure the design quality of the development and minimise potentially harmful impacts upon neighbouring residential amenity (Core Strategy Policies S9 and PN1 and Saved Unitary Development Plan Policies 7 and 39).

9 Full details of the lighting of all external areas of the development (including the public realm/highway and all landscaping and amenity areas) shall be submitted to and approved in writing by the Local Planning Authority before the use of the site commences. The approved lighting shall be installed before the commencement of the use, and maintained thereafter. Reason: To ensure that the external areas of the development are suitable for purpose and in the interests of minimising opportunities for crime and impact upon neighbouring amenity (Core Strategy Policies S9 and PN1 and Saved Unitary Development Plan Policies 7, 9, 32 and 39).

10 Notwithstanding the provisions of Article 3 and Class A of Part 2 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order) no gates, fences, walls or other means of enclosure other than those shown on the approved plans (including those which may be agreed pursuant to other conditions of this consent) shall be erected at the site without the prior approval of the Local Planning Authority.

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Reason: To ensure the Local Planning Authority suitable control over the details of the development (Core Strategy Policies S4, S9 and PN1 and Saved Unitary Development Plan Policies 9, 32 and 39).

11 Notwithstanding the provisions of the Town and Country (Control of Advertisement) Regulations 2007, as amended, no signage in connection with the proposed hotel use shall be erected at the site other than in accordance with an advertisement/signage strategy which has first been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that the appearance of the development is satisfactory and does not detract from the character and visual amenity of the area (Policies 33 and 37 of the Saved Unitary Development Plan and Policy S9 of the Core Strategy).

Use/Management

12 At least 10% of the hotel accommodation shall be wheelchair accessible. Reason: To secure appropriate access for disabled people, in accordance with London Plan Policy 4.5.

13 The waste collection and disposal for the development shall be provided and managed in accordance with the Waste Strategy (URS: September 2013: 47067622) hereby approved. 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. (Saved Policies 9 and 33 of the adopted Unitary Development Plan (2007) and policy S8 of the Core Strategy (2011).

Noise/Neighbouring Amenity

14 Prior to the commencement of the relevant building works, full details of internal and external plant, equipment, and trunking, including building services plant, ventilation and filtration equipment, and exhaust ducting / ventilation, shall be submitted to, and approved in writing by, the local planning authority. All flues, ducting and other equipment shall be installed in accordance with the approved details prior to the use commencing on site and shall be retained for the duration of the use. Reason: To safeguard the amenity of local residents, in accordance with the provisions of saved UDP Policies 7 and Policy 7.15 of the London Plan.

15 Noise from any mechanical equipment or building services plant shall not exceed the background noise level when measured outside the window of the nearest noise sensitive or residential premises, when measured as a L90 dB(A) 1 hour. Reason: To safeguard the amenity of local residents, in accordance with the provisions of saved UDP Policies 7 and Policy 7.15 of the London Plan.

16 There shall be no amplified sound, speech or music used in connection with the commercial premises hereby approved which is audible above background noise levels when measured outside the nearest residential property. Reason: To safeguard the amenities of future residential occupiers and the surrounding area (Policies 7 and 29 of Lambeth’s Unitary Development Plan and

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Policy S2 of Lambeth’s Core Strategy).

Sustainability

17 The development shall be constructed to meet at least BREEAM 'Very Good' as a minimum. No occupation of the development hereby approved shall occur until a BREEAM Post Construction Review certificate and summary score sheet (or such equivalent standard that replaces this) has been submitted to and approved in writing by the Local Planning Authority to show that 1) a Very Good rating has been achieved and that 2) all mandatory criteria required for an Excellent rating have been achieved. Reason: To ensure sustainable design and construction (Policy 35 of Lambeth's Unitary Development Plan and Policies S7 and PN2 of Lambeth's Core Strategy).

18 Prior to the commencement of the relevant works of development full details of the green roof proposed for element A of the development (the front part) and a plan for its maintenance and management shall be submitted to and approved in writing by the local planning authority. Development shall be carried out and thereafter retained in accordance with the approved details. Reason: To safeguard and enhance the visual amenities of the locality. (Saved policies 33, 40, and 47 of the adopted Unitary Development Plan (2007) and policy S9 of the Core Strategy (2011).

19 The development shall be constructed so as to achieve a minimum reduction for carbon dioxide emissions of 34.6% over the Target Emission Rates of a Part L 2010 baseline Building Regulations compliant development, as per the details set out in the submitted energy statement (Revision H, 23/12/13); other than where it is constructed in accordance with an alternative energy strategy which has first been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that the development achieves energy efficiency and carbon reduction measures in line with the requirements of saved UDP Policy 34 and policy S7 of the Core Strategy.

20 No occupation of the building hereby approved shall occur until evidence (e.g. photographs, installation contracts and as-built certificates under the National Calculation Method) to show that the development has been constructed in accordance with the details outlined in the approved energy strategy (or alternative strategy which has been agreed by the Local Planning Authority) has been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that the development achieves energy efficiency and carbon reduction measures in line with the requirements of saved UDP Policy 34 and policy S7 of the Core Strategy.

21 No occupation of the development shall commence until full details of how the development has been designed to allow for future connection to an area wide heat network (should one become available) has been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure an appropriate contribution to tackling climate change by prioritising decentralised energy (Section 5 of the London Plan and Core Strategy Policy S7).

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Highways/Transport

22 Prior to the relevant works, details of the proposed access shall be submitted to

and approved in writing by the Local Planning Authority. No other part of the development shall be occupied until the new means of access has been sited, laid out and constructed in accordance with the approved details.

Reason: In order to minimize danger, obstruction and inconvenience to users of the highway and of the access (Saved Policy 9 of the UDP and Policy S4 of the Core Strategy).

23 The scheme for parking, manoeuvring, and the loading and unloading of vehicles shown on the submitted plans shall be laid out in accordance with the approved details prior to the initial occupation of the development hereby permitted and that area shall not thereafter be used for any other purpose, or obstructed in any way. Reason: To enable vehicles to draw off, park and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway (Saved Policy 14 of the adopted Lambeth Unitary Development Plan and Policy S4 of the Core Strategy applies).

24 The car parking spaces hereby permitted shall be designed, laid out and permanently allocated for use by disabled persons only. The spaces shall be used solely for this purpose and no other. Reason: To ensure parking provision is available for people with disabilities, in accordance with the provisions of saved Policy 14 of the Unitary Development Plan and Policy S4 of the Core Strategy.

25 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 obstruction of the surrounding streets and to safeguard the amenities of adjoining properties (Saved Policy 14 of UDP and Policy S4 of the Core Strategy).

26 Prior to the occupation of the development full details of cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The details of cycle parking approved shall be provided in advance of the first occupation of the development and retained thereafter for the duration of the permitted use. Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport. (Saved Policies 9 and 14 of the UDP and Policy S4 of the Core Strategy).

27 No part of the development hereby permitted shall be occupied until a detailed strategy for the management of deliveries and servicing has been submitted to and approved in writing by the local planning authority. The strategy shall include measures to avoid localised congestion, parking on footways and damage to buildings caused by vehicles. The applicant shall detail a booking system to be operated for the service yard which will co-ordinate the arrival of deliveries to ensure that all associated vehicles can be accommodated within the site with no need to wait on the adjoining highway and also set out a robust enforcement regime to

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ensure that no unauthorised use occurs. Deliveries and servicing shall thereafter be carried out solely in accordance with the approved details. Reason: To avoid hazard and obstruction being caused to users of the public highway (Policy 9 of the Saved Unitary Development Plan 2007 and Policy S4 of the Core Strategy).

Designing Out Crime

28 The use of the development shall not commence until a security and crime prevention strategy is submitted to and approved in writing by the Local Planning Authority. The strategy shall demonstrate how the development meets 'Secured by Design' standards and the relevant Counter Terrorism Physical Protection Measures and shall include full detailed specifications of the following: a) Means of enclosure, b) CCTV provision, c) External lighting provision, d) Specifications of all external door, windows and glazing. e) Internal access control f) Crime prevention measures to mitigate theft/pickpocketing g) Counter Terrorism Physical Protection Measures The approved measures are to be implemented in full and retained thereafter for the duration of the use. Reason: To ensure that satisfactory attention is given to security and community safety (Saved UDP Policy 32 and Core Strategy S9).

Archaeology

29 No intrusive grounds works 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 first been submitted by the applicant and approved in writing by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme pursuant to this condition. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Local Planning Authority. Reason: To allow adequate archaeological investigation before any archaeological remains may be affected by the development (Saved Policy 48 of the UDP and Policy S9 of the Core Strategy).

Management of Surface Water/Floor Risk

30 The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) within the submitted environment report by URS Infrastructure & Environment Ltd (dated September 2013) (Section 4) and the following mitigation measures: • safe refuge at the upper floor levels should be accessible from the lower ground floor (basement) and ground floor levels at all times; • prior to any works of landscaping the site, a surface water drainage scheme for the site shall be submitted to and approved in writing by the Local Planning Authority.

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Reason: To reduce the impact of flooding on occupants of the development and ensure that the development does not increase the risk of surface water flooding (Policy S6 of the Core Strategy).

31 Prior to use of the development commencing an Evacuation Plan for safe access from the basement levels of the development to an upper level and a detailed flood warning system shall be submitted to and approved in writing by the local planning authority. The development shall be operated in accordance with the plan thereafter. Reason: To reduce the risk to people using the basement levels in case of flooding due to breach or overtopping of the Thames tidal flood defences (Policy S6 of Lambeth’s Core Strategy).

23 Informatives

1 This decision notice is also subject to an s106 legal agreement.

2 Discrete invisible fixings will be sought for all cladding.

3 The screening shall be designed and detailed to prevent the plan from being seen

from ground level and from passing trains.

4 The council will expect the staircase form and design detailing to be of the highest quality because of the visibility of this element in the back drop of the adjoining listed buildings.

5 The development of this site is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. The design should be in accordance with appropriate English Heritage guidelines.

6 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.

7 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.

8 Your attention is drawn to the need to comply with the requirements of the Control of Pollution Act 1974 concerning construction site noise and in this respect you are advised to contact the Council's Environmental Health Division.

9 You are advised of the necessity to consult the Council's Street Care team within the Public Protection Division with regard to the provision of refuse storage and collection facilities.

10 In response to achieving secure by design standards the applicant is advised to contact: Pc Ann Burroughs, Lambeth Partnership CPDA, London Borough of Lambeth, Community Safety Unit, 205 Stockwell Road, Brixton. SW9 9SL. Phone: 020 7926 2840 and email: [email protected]

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11 The detailed drainage strategy required by the relevant condition should be based on the findings set out within the submitted FRA (Section 4.5.3) and should assess the extent of surface water run-off and potential surface water flooding, as a consequence of the development, both on and off site, for a 1 in 100 year rainstorm event, including an allowance for climate change (30%). The drainage scheme should be designed to strive to reduce discharge rates to the greenfield run-off rate – typically, eight litres per second per hectare (l/s/ha) – and attenuate surface water run-off as close to its source as possible, in line with the Greater London Authority’s London Plan (Policy 5.13) and the Mayor of London’s relevant ‘standard’ within the Greater London Authority’s Sustainable Design and Construction Supplementary Planning Guidance (SPG) (Section 2.4.4). The nature of the underlying geology and the potential for high groundwater levels must be determined in order to ensure that drainage at the site will not be affected, and possible impacts of the proposals on groundwater should be assessed and taken in to account in the design of the scheme. The surface water drainage scheme should be designed to implement Sustainable Drainage Systems, (SuDS), wherever possible, in line with the London Plan (Policy 5.13) and the aforementioned Sustainable Design and Construction SPG (Section 2.4.4). The Environment Agency will expect the applicant to justify any constraints on the use of SuDS techniques.

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