Site address Rear of 12 Streatham Common South, London SW16

Ward Streatham South

Proposal Demolition of existing garages and construction of three

dwellinghouses at ground and basement level including the provision of 3 parking spaces.

Application type

Full Planning Permission

Application ref(s) 13/05370/FUL

Validation date 25 November 2013

Case officer details Name: Ms Ruth Croll Tel: 020 7926 1244 Email: rcroll@lambeth.gov.uk

Applicant ItraUrban Shakespeare Business Centre 245a Coldharbour Lane London SW9 8RR

Agent Mr Robert Wilson Granit Chartered Architects Ltd 112 Battersea Business Centre Lavender Hill London SW11 5Ql

Considerations/constraints (CA 43) Streatham Common Conservation Area (CA 63) Adjacent to Streatham Lodge Estate Conservation Area Smoke Control Area

lans OS Map(0807/P/101 rev C), D and A Statement, Daylight Assessment, Highway Report, FRA, Hydrogeological Assessment, 0807/EX/002, 0807/EX/003, 0807/EX001, 0807/P/102 rev D, 0807/P/103 rev H, 0807/P/104 rev A, 0807/P/109 rev B, 0807/P/110 rev B, 0807/P/111 rev D, 0807/P/112 rev C, 0807P/113 rev A, 0807/P/114, 0807/P/115, 0807/P/116, 0807/P1/17, 0807/P/108 rev F, 0807/PL/123,

Recommendations Grant Planning Permission subject to conditions

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

Consultation

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

Date response received

Comments summarised in report? (y/n)

Internal

Crime Prevention Advisor Y 16.12.13 Y

Highways Officer Y 16.12.13 Y

Conservation and Urban Design Officer Y 03.01.14 Y

External

Streatham Society Y N/A N

Friends of Palace Road Nature Garden Y N/A N

Streatham Action Y N/A N

Households Y Multiple responses

Y

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

Summary of Main Issues

1.1 The main issues involved in this application are:

• Principle of redevelopment, involving the demolition of the existing garages and the use of the site for residential purposes;

• The design of the new buildings and impact on visual amenity and the character and appearance of the Streatham Common Conservation Area;

• Standard of proposed residential accommodation;

• Impact on the amenity of neighbouring residents;

• Transport implications of the proposal;

• Sustainability of the proposed development;

• Secure by design considerations; and

• Whether the previous reasons for refusal have been overcome.

2 Site Description

2.1 The site is situated on the southern side of Streatham Common South and comprises an area of approximately 850m2. The site is backland in nature and access to it is gained from an access way between Nos.12 and 13 Streatham Common South. The site is irregular in shape. The majority of the site is situated to the rear (south) of No. 12 Streatham Common South. The site contains a number of structures originally built as garages. The garages are currently vacant and disused, and in a state of disrepair. Three other garages are accessed from this access-way however they do not from part of the application site and are in the ownership of the properties on Braxted Park, which they back onto.

2.2 The site is currently accessed via a 30m long access-way from Streatham Common South, and it is proposed to maintain the existing access arrangements. The access is approximately 3m wide. Currently the site is gated at a point in line with the rear boundary line of 12 Streatham Common South. There is an existing crossover off Streatham Common South, which currently serves the site.

2.3 The site is located within a predominantly residential area and is sited opposite Streatham Common. The site is situated within the Streatham Common Conservation Area and adjoins the Streatham Lodge Estate Conservation area to south and east. The site is not listed and does not adjoin a listed building.

2.4 The application site is adjoined on all boundaries by residential properties. To the south of the site, nos.48-54 Baldry Gardens back onto the site; to the east of the site the rear gardens of 2-6 Braxted Park adjoin the site; to the northeast is 13 Streatham Common South; 12 Streatham Common South backs onto the site to the north and; 11A Streatham Common South adjoins the site to the west.

3 Planning History

3.1 The application site has been the subject of a number of previous planning

applications and appeals. Those considered most relevant to the current application are outlined in the following paragraphs.

3.2 Planning Application (11/00704/FUL) for the Change of use to provide car repair workshops (Use Class B2), with alterations to existing doors was REFUSED on 13 May 2011 for the following reason:

1. There is an in principle land use objection to the proposed use as a car repair workshop (Use Class B2) as this is considered to be an incompatible use within a residential area with the potential to cause unacceptable harm to the living conditions and residential amenity of surrounding residential properties. The proposal is considered to be contrary to saved Policies 7, 23 and 33 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010, Policy S2 of the Local Development Framework Core Strategy (2011) and policy 4A.20 of the London Plan (as consolidated 2008).

3.3 16 March 2012 & 25 March 2013 (11/03603/FUL & 11/03785/CON

APP/N5660/A/12/2182651 & APP/N5660/E/12/2182621) – Planning permission and Conservation Area consent REFUSED and DISMISSED at appeal for the demolition of existing garages and the erection of 3 two storey dwellinghouses with provision of 3 off street parking spaces, refuse and cycle storage and landscaping including private garden and new boundary treatment. The application was refused on the following grounds:

1. The proposed development would, by virtue of the loss of the existing garages and the siting, height, bulk, materials and detailed design of the development, result in an incongruous addition to the Conservation Area which would adversely affect the open character of this part of the Conservation Area as viewed from neighbouring properties and from Braxted Park and would therefore fail to preserve or enhance the character or appearance of the Conservation Area and would be detrimental to the visual amenity of the surrounding area. As such, the proposal would be contrary to Saved Policies 31, 33 and 47 of the Unitary Development Plan (2007).

2. The proposed development, by virtue of its siting, height, bulk and design,

would create an undue sense of enclosure to the residential flats at No. 12 Streatham Common South and would be visually intrusive to Nos 11A and 13 Streatham Common South, Nos 50 and 52 Baldry Gardens and Nos 2,4 and 6 Braxted Park. As such, the proposal would be contrary to Saved Policy 33 of the Unitary Development Plan (2007.

3.4 Conservation Area Consent was refused on the following grounds:-

1. In the absence of an acceptable scheme for the redevelopment of the site, it has not been satisfactorily demonstrated that the proposed demolition would preserve the character and appearance of the Conservation Area. The proposal therefore runs contrary to Saved Policy 47 of the Unitary Development Plan.

3.5 The Planning Inspector dismissed the appeal for reasons which are summarised as

follows

The proposed development would harm the character and appearance of the Streatham Common Conservation Area and setting of the Streatham Lodge Conservation Area. In terms of height and massing, this has resulted in concerns regarding sense of enclosure, outlook and overbearing impact on 11a and 12 Streatham Common South Side and Nos. 50 and 52 Baldry Gardens. This will be discussed throughout the report.

3.6 22 November 2013 & 16 December 2013 (13/03737/FUL & 13/03738/CON) – Planning permission and Conservation Area consent REFUSED for the demolition of existing garages and construction of three dwellinghouses at ground and basement

levels including 3 parking spaces. The application was refused by planning applications committee against officers recommendation for the following reasons:-

1. The development would fail to provide satisfactory living conditions for future occupiers due to restricted outlook, sense of enclosure and failure to comply with Lifetime Homes standards contrary to Policy 33 of the UDP and S2 of the Core Strategy.

2. The proposed development by virtue of its siting, height and design would result in an overbearing sense of enclosure to the detriment of the residents at No 12 Streatham Common South.

3. The proposed development by virtue of its siting, height and design would result in the overlooking of No 11a Streatham Common South resulting in an unacceptable loss of privacy.

4 Current Proposal

4.1 Planning permission is sought for the demolition of existing garages and construction of three dwellinghouses at ground and basement level including the provision of 3 car parking spaces.

4.2 The following changes have been incorporated into the current application to address the reasons for refusal of the previous scheme reference 13/03737/FUL.

• A level threshold has been provided to the main entrances by reducing the internal ground floor levels.

• The internal floor level of the ground floor has been lowered by at least 550mm and up to 850mm resulting in the windows in the rear elevation (looking towards 11a and 12 Streatham Common South) being located at a lower level relative to the boundary with these neighbouring properties. A 2m (h) boundary treatment including the retention of a number of the existing garage walls remains as previously proposed.

• An overall reduction in the height of the proposed development including a reduction in the height of the flank elevations at the boundary with No 12 Streatham Common South and No 52 Baldry Gardens.

• The louvers previously proposed to mitigate overlooking concerns are no longer required and, have been omitted from the current proposal.

• The proposed development to be set further back from the garden boundary with No 12 Streatham Common South.

• Introduction of lightwells to the front elevations of units 2 and 3 to serve rooms at basement level.

4.3 The proposed development would form a row of three x 2 storey houses, including a basement level in a south-north orientation. These would measure approximately 37.5m wide (east-west) with house widths of approximately 7.2m to 18.2m and set backs of 1.5m to 2.3m, as the front building line is staggered (facing north). The footprint of the new terrace would be 8.5m deep facing onto the rear garden of no. 12 Streatham Common South and 11.5m deep facing onto the rear gardens of nos. 50 to 54 Baldry Gardens. The terrace would have maximum height of approximately 3.5m to 4.5m, as the height of the houses would be stepped with Green Sedum roofs

occupying the flat roof areas on each dwelling.

4.4 Private garden space would be provided for each dwellinghouse, which would be located to the rear at basement level.

4.5 External materials would include yellow and red stock brickwork, render/stucco, timber framed windows, timber framed doors to the front façade, aluminium framed doors to the rear façade, green roofing system including gravel borders, timber panel fencing and concrete panel walls for boundary treatment.

4.6 The scheme as proposed is illustrated in the following series of plans, elevations and sections, which include outlines of the existing garages and of the previously refused scheme 13/03737/FUL. (Figures 1, 2, 3, 4 and 5).

Figure 1: Proposed Rear and Front Elevations

Figure 2: Proposed Basement

Figure 3: Proposed Ground Floor Plan

Figure 4: Proposed Sections/Ground and Internal Levels

Figure 5: Contextual Elevations and Sections

5 Consultations and Responses

5.1 Consultation letters were sent to 15 adjacent addresses in Streatham Common South, Braxted Park and Baldry Gardens.

5.2 Site notices were displayed in the vicinity of the site on the 13 December 2013 and a Press Notice was published in the Lambeth’s Weekender the same date.

Internal consultation

5.3 The Council’s Transportation/Highways department raised no objections to this application subject to conditions.

5.4 The Council’s Conservation and Urban Design officer raised no objections to this application; conditions on construction materials and design details recommended.

5.5 The Council’s Crime Prevention Design advisor raised no objections to this application subject to conditions.

5.6 The Council’s Streetcare, Policy, Housing and Enforcement officers were notified in writing of the proposed development but at the time of finalising this report no comments or objections to the proposal had been received.

External consultation

5.7 The Streatham Society, Streatham Action and Friends of Palace Road Nature Garden were notified in writing of the proposed development but at the time of finalising this report no comments or objections had been received.

5.8 Thames Water (Development Planning) raised no objections to this application, however they requested that informatives be included in the decision notice.

5.9 A total of 23 letters of objection including a letter of objection from Councillor David Malley have been received during the consultation period of this application.

5.10 The objections received from the public consultation are summarised in the following section, together with an officer response to the issues raised.

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

119 23 0 0

Objections: Officer Response:

Design response would not be in keeping with the existing properties and surrounding area.

Section 7.3 of this officer report provides a detailed assessment of the design approach of the proposal. It notes that the Conservation and Urban Design Officer has raised no objection to the siting, bulk, height or massing of the revised proposal. The chosen materials are considered to reference and complement the varying architectural styles in the surrounding area. The design of the proposal is considered to be compliant with relevant development plan policies.

The result of digging underground to create basement level would create drainage problems.

Thames Water was consulted on this application and raised no objections to the proposed development, including the discharge of the water into the public sewer, subject to conditions. It should also be noted that the application site is not located within a flood risk area. Construction details including the tanking of the basement level and construction of retaining walls are matters for consideration under Building Regulations.

The proposal would result in a negative impact on the conservation area and is out of keeping with its character and appearance.

The proposed development is of a simple design that sits comfortably within the surrounding built environment. The proposal seeks to use yellow and red stock brickwork, render/stucco, timber framed windows, timber framed doors to the front façade, aluminium framed doors to the rear façade, green roofing system with gravel borders, which would complement the traditional materials that characterise the local area. As such, it considered that proposed development would enhance the character and appearance of the conservation area in line with saved Policy 47 of the UDP and Policy S9 of the Core Strategy.

Loss of privacy and overlooking to rear of properties in Streatham Common South and Baldry Gardens

The application site is landlocked and would adjoin the boundaries of properties on Baldry Gardens, Streatham Common South and Braxted Park. With regard to the properties on Baldry Gardens and Streatham Common South, there are no habitable windows within the flank elevations of the proposed development facing onto these properties. The reduced ground levels mean that views towards neighbouring properties from the rear windows of the new homes are restricted by the retained/new 2m (h) boundary walls. As such a loss of privacy or increased overlooking would not occur in this case. The louvered shutters previously proposed for these windows have therefore been omitted to improve outlook for the development.

The development is poor housing design for the future occupiers

The revised scheme would comply with the Council’s Supplementary Planning Document ‘Guidance and Standards for Housing Developments and House Conversions’, with regard to the minimum floor areas for the overall unit size and individual rooms, as well as the provision of external amenity space. In both these respects, the proposed development would exceed the minimum standards set by the SPD for a 3 or 4 bedroom residential unit. The development would provide dual aspect units and as such adequate levels of natural light, outlook and privacy within the development would be afforded to future occupiers. Officers are satisfied that the proposal would provide a good standard of accommodation for future occupiers and a satisfactory living environment.

The development would result in harm to the peaceful nature of the area and would result in undue noise and pollution.

The application site is located within a residential area. The proposed development would result in three additional residential properties within the application site. There is no evidence to suggest that future residents will be a source of undue disturbance or nuisance. In any event, there are other legislative

measures in place that would more appropriately deal with noise nuisance from future occupants of the dwellings if it occurs.

Land included within the site is not within the applicant ownership.

This has been investigated and discussed with the applicant and it is considered that the correct ownership certificate has been completed to satisfy planning regulations. It should also be noted that in the dismissed appeal (ref: APP/N5660/A/12/2182651 & APP/N5660/E/12/2182621) the planning inspector stated that this a legal dispute between the owners of No 12 Streatham Common South and the applicant and is not a matter that would prejudice the determination of the application.

There are insufficient visibility splays and the provision of a mirror at the end of the access way is an unrealistic design compromise.

The Council’s Transport Planner raises no objections to the proposal. The use of a mirror at the end of the access-way is considered to address concerns in regard to visibility splays; the Transport Planner has reviewed this proposal and considers it to be acceptable, as did the planning inspector in the dismissed appeal. A condition is recommended to ensure that the mirror would remain in place for the lifetime of the development.

The proposal would result in additional parking stress on Streatham Common South.

It should be noted that the revised scheme would provide 3 car parking spaces on site, as per the refused scheme. The Council’s Highways officer has raised no objections to the proposal subject to conditions. The on-site parking is considered be sufficient to serve the proposed development. In addition the Council’s Transport Planner states that as the application site is not within a Controlled Parking Zone, any additional parking could be accommodated on street where there is sufficient capacity.

The Design and Access Statement makes no reference to the Code for Sustainable Homes and Lifetime Home Standards.

The Council’s Sustainable advisor was consulted on the previous application and raised no concerns. It is recommended that conditions should be imposed in the event of approval for pre-assessment report for design stage and post construction certificates for each residential unit demonstrating that they can meet Level 4 for Code for Sustainable Homes and Lifetime Home Standards. Planning permission should not be refused if appropriate conditions can be imposed to secure and acceptable outcome.

5.11

Councillor John Kazantzis has requested this application be reported to the Council’s Planning Applications Committee for formal determination.

6 Planning Policy Considerations

National Guidance

6.1 Central Government guidance is contained in the National Planning Policy Framework (NPPF), which was published on the 27th March 2012. This sets out the current Government’s planning policies for England and how these are expected to be applied. It reinforces the Development Plan led system and does not change the statutory status of the development plan as the starting point for decision making.

6.2 The NPPF must now be taken into account in the preparation of local and neighbourhood plans and is a material consideration in planning decisions.

6.3 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise. The development plan in Lambeth is The London Plan (adopted in July 2011), the Lambeth Core Strategy (adopted 19 January 2011), and the remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy.

The London Plan 2011

6.4 The London Plan was published in July 2011 and replaces the previous versions, which were adopted in February 2004 and updated in February 2008. The London Plan is the Mayor’s development strategy for Greater London and provides strategic planning guidance for development and use of land and buildings within the London region.

6.5 The key policies of the London Plan considered relevant in this case are:

• Policy 3.3: Increasing housing supply

• Policy 3.5: Quality and design of housing developments

• Policy 5.2: Minimising carbon dioxide emissions

• Policy 5.3: Sustainable design and construction

• Policy 5.13: Sustainable drainage

• Policy 5.17: Waste capacity

• Policy 5.18: Construction, excavation and demolition waste

• Policy 6.4: Enhancing London’s transport connectively

• Policy 6.9: Cycling

• Policy 6.13: Parking

• Policy 7.3: Designing Out Crime

• Policy 7.4: Local character

• Policy 7.5: Public realm

• Policy 7.6: Architecture

• Policy 7.15: Reducing noise and enhancing soundscapes

• Policy 7.21 Trees and woodlands

• Policy 8.1: Implementation

• Policy 8.3: Community infrastructure Levy

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

6.6 The following saved UDP policies are considered to be of relevance to the assessment of this application:

• Policy 7: Protection of Residential Amenity

• Policy 9: Transport Impact

• Policy 14: Parking and Traffic Restraint

• Policy 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 47: Conservation Areas

Lambeth Core Strategy (January 2011)

6.7 The following policies the Core Strategy are considered to be of relevance to the assessment of this application:

• Policy S1 – Delivering the Vision and Objectives

• Policy S2 – Housing

• Policy S4 – Transport

• Policy S7 – Sustainable Design and Construction

• Policy S8 – Sustainable Waste Management

• Policy S9 – Quality of the Built Environment

6.8

Supplementary Planning Documents (SPDs) and Design Guidance The following SPDs and Design Guides are considered to be relevant to the assessment of this application:

• SPD: Guidance and Standards for Housing Development and House Conversions (2008)

• SPD: Safer Built Environments (2008)

• SPD: Sustainable Design and Construction (2008)

• Waste & Recycling Storage and Collection Requirements – Guidance for Architects and Developers (2006)

• Refuse & Recycling Storage Design Guide (2013

6.9 The Council’s ‘Waste & Recycling Storage and Collection Requirements: Guidance for Architects and Developers’ (2006) and the Refuse & Recycling Storage Design Guide (July 2013) are also relevant to this application.

7 Planning Considerations

7.1 Principle of land use

Principle of residential use and Density Levels

7.1.1 With respect to the principle of residential use of the site, Core Strategy Policy S2(a) seeks the provision of at least 7,700 net additional dwellings across the borough between 2010/11 and 2016/17 in line with London Plan targets, and a further 8,800 more homes by 2024/25 subject to London Plan targets for that period.

7.1.2 The application site is surrounded by residential development and the use of the site for residential purposes would be compatible with the surrounding land uses. Therefore in land use terms the provision of additional dwellings would be in accordance with Policy S2 of the Core strategy, subject to compliance with other development plan policies. The proposal would positively contribute to the annual target for housing delivery within the Borough, as identified by the London Plan and the Core Strategy.

7.1.3 To achieve the appropriate quantum of development on a site, reference must be made to a range of urban design criteria including its location in relation to public transport. Table 10 in the Lambeth UDP provides a range of densities that can be achieved in the Borough using the design-led approach. On this basis and, given the location of the site in an suburban location with, a ‘moderate’ public transport accessibility level (PTAL) rating of 3 development on this site to a range of 300-450HRH would be permissible.

7.1.4 The current proposal of 3 dwellings would have a resulting density of 177 habitable

rooms per hectare. This falls below the recommended range but is nevertheless considered acceptable due to the constraints imposed against further provision by the size of the site and the character of the surrounding area.

7.1.5 The principle of redevelopment of the site for housing is also considered acceptable as the site is previously developed land within a residential area. It is considered that the development of this landlocked site for residential use would be compatible with the existing residential use nearby and has not been contested in previous planning applications and appeal decisions.

7.2 Standard of proposed residential accommodation

7.2.1 Saved Policy 33 of the UDP states that new residential development should be of an appropriate urban design, which makes efficient use of land and meets the amenity needs of existing and future residents. The Council's Supplementary Planning Document (SPD) 'Guidance and Standards for Housing Development and House Conversions’ expands on this policy and advises on requirements such as minimum room sizes and space standards, amenity space requirements, daylight/sunlight provision and privacy and spacing between buildings.

Unit and room sizes

7.2.2 Each of the principle habitable rooms and the overall units sizes have been measured and compared against the Council’s minimum room size requirements. The tables below provide a comparative assessment of the room sizes in each dwelling against the Council’s adopted SPD. Overall, the scheme would exceed the minimum room and overall unit size requirements for a 3 or 4 bedroom residential unit within each of the proposed residential

Unit 1 (Overall unit size 142.2m2 – SPD minimum 70m2, +73.2m2)

Proposed room sizes m2

Minimum SPD m2

Bedroom 1

16.5 (+4.5) 12.0

Bedroom 2

12.0 (+5.0) 7.0

Bedroom 3

14.5 (+2.5) 12

Living/Dining/kitchen room

35 (+8.5) 26.5

Bathroom/toilet (s)

3.0 (-0.5) 3.5

Private garden

89.7 (+59.7) 30

Unit 2 (Overall unit size 134.m2 – SPD minimum 70m2, +64.1m2)

Proposed room sizes m2

Minimum SPD m2

Bedroom 1

12.3 (+0.3) 12.0

Bedroom 2

11.3 (+4.3) 7.0

Bedroom 3

16.7 (+4.7) 12.0

Living/Dining/kitchen room

40.5 (+14) 26.5

Bathroom/toilet (s)

10.3 (+6.8) 3.5

Private garden 41.7 (+11.7) 30

Unit 3 (Overall unit size 140.8 m2 – SPD minimum 85m2, +55.8 m2)

Proposed room sizes m2

Minimum SPD m2

Bedroom 1

14.3 (+2.3) 12.0

Bedroom 2

13.8 (+1.8) 12.0

Bedroom 3

13.4 (+1.4) 12.0

Bedroom 4

12.2m2 (+0.2) 12.0

Living/Dining/kitchen

56.1m2 (29.6) 26.5

Bathroom/toilet (s)

10.8 (+7.3) 3.5

Private garden 45.8 (+15.8) 30

Internal layout, circulation and storage space

7.2.3 Section 1.11 of the SPD ‘Guidance and Standards for Housing Development and House Conversions’ (2008) states that there should be sufficient circulation space to allow access between habitable rooms and that storage space should be provided to meet all household needs.

7.2.4 It is considered that the proposed dwellinghouses would provide sufficient storage space and would have acceptable internal layouts and circulation space. Each of the units complies with the Council’s SPD ‘Guidance and Standards for Housing Development and House Conversions’ (2008).

7.2.5 The SPD outlines that all of the floors must maintain a minimum of 2.3m in floor to ceiling height. The SPD also states that at least 50% of the floor area, within a room with sloping ceilings, should remain at least at 2m. The submitted drawings demonstrate that all of the residential units would meet these floor to ceiling height requirements.

Natural Light/Outlook and Sense of Enclosure

7.2.6 It is considered that each of the units would provide an acceptable living environment for future residents in terms of natural lighting and outlook. Lightwells are provided to habitable rooms at basement level and all habitable rooms would be served by generously sized window openings. A professional daylight and sunlight assessment prepared by S P Planning accompanies the application. The assessment has been

reviewed by officers and it is considered the conclusions contained in the study are sound.

7.2.7 The previous application was refused on grounds of poor outlook from within the development and an overbearing sense of enclosure especially at basement level. To address these concerns further excavation of the basement is proposed which improves the openness of the basement level. It is also noted that each dwelling is served by a garden at basement level, with areas in access of 40m2. Each habitable room at basement level is serviced by large bi-folding doors and there are lightwells to service the basement level too. In the circumstances these reasons for refusal of this application on these grounds could not be sustained at appeal.

Overlooking/Privacy

7.2.8 The proposed dwellinghouses would have sufficient separation distance between them and the existing residential properties to ensure that the residential amenity of future residents is safeguarded from overlooking by existing neighbouring properties. The revised scheme proposes the lowering of the ground floor level; this would result in the windows in the rear elevation of the scheme being located at a lower level when compared to the previously refused scheme. This, along with the construction of a 2m (h) boundary treatment and the retention of the original garage wall is considered to overcome the reason for refusal of the previous application on grounds of privacy within the development or that of its neighbours.

Amenity space

7.2.9 The requirement for amenity space provision as part of new residential developments is detailed both in the London Plan and the Council’s Adopted Unitary Development Plan. Policy 33 of the UDP and Policy S2(h) of the Core Strategy require that development should protect the residential amenity of existing and future residents by, where appropriate, having sufficient outdoor amenity space.

7.2.10 The SPD on Housing Development and House Conversions sets out that for new house developments, the minimum area required as private amenity/garden space is 30m2 per house. The proposal includes private outdoor space in a form of a private garden to each house. The level of external amenity space (52.8m2, 40.8m2 and 57.4m2 respectively) would ensure that future residents enjoy a good living environment having more than 30m2 of rear garden space.

7.3 Design and Conservation Considerations

7.3.1 There are two main elements to the assessment of the conservation and design implications of the proposal:

i) The demolition of the existing single storey garages; and ii) The design of the replacement residential development.

i) The demolition of the existing single storey garages

7.3.2 Saved Policy 47 of the UDP states that development in conservation areas should preserve or enhance the character and appearance of the conservation. Part (c) of this policy states that the Council will resist granting consent for the demolition of a building, or substantial part of a building that makes a positive contribution to a character or appearance of a conservation area. Policy S9 of the Core Strategy maintains and seeks to safeguard and promote improvements to the Borough’s

heritage assets including appropriate use and improvements to Listed Buildings, a local list of heritage assets, carrying out conservation area character appraisals and management plans, and making appropriate provision for assets of archaeological value.

7.3.3 The application proposes the demolition of the existing single storey garages. The Council’s Conservation Officer has been consulted on the application and has not raised any objections to the loss of the existing buildings. It should be noted that the planning inspector dismissed the conservation area consent application (APP/N5660/E/12/2182621), on the grounds that the application which accompanied the previous appealed scheme (ref 13/03737/FUL) was not a suitable replacement scheme. The inspector saw no evidence to suggest that retention of the existing garage would harm the character and appearance of the conservation area.

7.3.4 The existing buildings are considered not to be of any architectural merit and, as such, do not make a positive contribution to the character and appearance of the conservation area. The matter for consideration is whether the proposed replacement buildings are acceptable in design terms.

ii) The design of the replacement residential development

7.3.5 Government guidance in the NPPF states that good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people. The NPPF further states that although visual appearance and the architecture of individual buildings are very important factors, securing high quality and inclusive design goes beyond aesthetic considerations. Therefore, planning policies and decisions should address the connections between people and places and the integration of new development into the natural, built and historic environment.

7.3.6 LDF Core Strategy (2011) Policy S9 relates to the quality of the built environment and states: ‘The Council will improve and maintain the quality of the built environment and its liveability, in order to sustain stable communities, by:

Seeking the highest quality of design in all new buildings, alterations and extensions and the public realm. Innovation in design will be supported and encouraged, particularly where this contributes to local distinctiveness, enhances the existing built environment and heritage, reflects the cultural diversity of the borough and creates new high quality areas of public realm.’

7.3.7 Saved Policy 38 of the UDP states that proposals to intensify existing

residential/mixed-use areas are welcomed where this can be achieved through good design and without harming local amenities. Any attractive prevailing character and appearance of the area should also be protected, particularly within conservation areas and other areas of significant townscape quality. Part (c) of this policy gives specific guidance in regard to backland developments: Where backland development is proposed special regard will be paid to the following: (i) The density and height of the proposal which should be subordinate to the frontage housing; (ii) The privacy and outlook from existing dwellings and, in particular, gardens; (iii) Any proposed demolition of existing dwellings or parts of dwellings to form

accesses. If this would create an unattractive breach in a consistent street frontage this will not be permitted; (iv) Access arrangements that would cause significant nuisance to neighbouring properties will not be permitted. 'Tandem' developments (backland housing sharing a frontage house access) will not be permitted; (v) Sufficient garden depth and area should be retained by existing dwellings commensurate with their size, character and development should not disrupt uninterrupted rear garden areas of character formed by several properties; (vi) The layout, scale and form of housing visible from the street should be compatible with the predominant scale of housing on the street; and (vii) The effect and cumulative impact of the development on the loss of garden habitat/biodiversity.

7.3.8

With regard to the surrounding built environment, the area is characterised by properties of a domestic scale. Fronting onto Streatham Common South (to the north of the site) are large three storey properties with substantial rear garden areas, with the exception of the property immediately to the west of the 11a Streatham Common South, which is a single storey property. To the south and east of the site are residential properties located within the Streatham Lodge Estate; these are two storey terrace properties with three storey rear returns.

7.3.9 The assessment outlined in the following paragraphs is based on the contextual relationships between the proposed development and the surrounding built fabric as well as the location of the site in a conservation area.

Layout and siting

7.3.10 The proposal is for a development in a linear layout. The siting of the proposed terrace is orientated north to south along the western boundary of the site with gardens to the rear, along the western boundary of the site. The dwellings would be accessed from Streatham Common and the layout of the development follows the constraints of the application site, which is a narrow landlocked irregular shaped site. The layout roughly follows the footprint of the existing garages and courtyards.

7.3.11 It should be noted that in the dismissed appeal, the planning inspector stated that “the manner in which the land falls away steeply from Braxted Park towards the appeal site, public views of the proposed dwellings would be limited. Whilst public views from Baldry Gardens would be filtered by existing vegetation and would have a negligible effect on the character and appearance of the Streatham Lodge Conservation Area”.

7.3.12 Given the backland nature of the application site, the development would not be readily visible from the street, particularly as the proposed building would be one storey above ground level, surrounded by 2-3 storey buildings. The revised layout of the development comprising a set-back of the development by 5.12m (an increase of 1.3m) from the boundary with number 12 Streatham Common South and further excavation at basement level would give further relief to this neighbouring property and would increase the garden area available to the proposed residential units respectively. The revised layout of the scheme is considered to be acceptable within this location and would not cause harm to the character and appearance of the Conservation Area.

Height, scale and massing

7.3.13 Within the narrative of the dismissed appeal (ref: APP/N5660/A/12/2182651) the inspector noted that “due to its height, length and the prominence of the dormer

windows, it (the proposed 2-storey building) would form a conspicuous feature within views from the surrounding properties, and would fail to reflect the suburban character of the surrounding gardens”.

7.3.14 The previously refused scheme was reduced to one storey above ground with the introduction of a basement level to overcome these concerns. The height and bulk of the current proposal have been reduced by the reduction in internal ground levels and set-back of 5.12m from the house closest to it (number 12 Streatham Common South), as well as a reduction in the height at the boundary with this property by approximately 1.4m (from 4m to 2.5m above natural ground level). A similar height at the southern end of the terrace is proposed at the boundary with Nos 52-54 Baldry Gardens. A sloping roof has been introduced to reduce the apparent bulk of the building when seen from these neighbouring properties.

7.3.15 The Council’s Conservation and Urban Design Officer has reviewed the submission and is of the opinion that the development in terms of bulk, scale and massing is an appropriate response to the constraints of the site. It is acknowledged that the proposal would result in a development, which would be higher than the existing garages, however in design terms this is considered to be acceptable given the dominant height, massing and scale of the surrounding residential developments.

7.3.16

The development would have a number of single storey elements and flat green roofs that would stagger between 3.5m and 4.5m above ground level. These elements allow the development to successfully integrate with the existing residential properties. Saved Policy 38 requires backland developments to appear subordinate height to frontage buildings. It is considered that the proposal would achieve this given its height when compared to the frontage development, which is three storeys. The proposal in terms of it height bulk, scale and mass is considered to be acceptable and would comply with Saved Policy 38 of the UDP.

Detailed design and materials

7.3.17 Saved Policy 33 of the UDP – Building Scale and Design states that all development should be of high quality design and contribute positively to its surrounding area. Policy S9 of the Core Strategy seeks the high quality of design in all new building and development which enhances the existing built environment.

7.3.18 The surrounding built environment consists of building constructed of traditional building materials including red brick, render and slate roofs. The application site has a slight different character given that it is a garage site hosting 18 lockup garages. The proposed replacement scheme is of a simple style design that sits comfortably within the conservation area. The proposed materials, including yellow and red stock brickwork, render/stucco, timber framed windows, timber framed doors to the front façade, and aluminium framed doors which would complement the traditional materials that characterise the local area.

Impact on the Streatham Common Conservation Area and the adjoining Streatham Lodge Estate Conservation Area

7.3.19 The application site is located within the Streatham Common Conservation Area and adjoins the Streatham Lodge Estate Conservation Area. The development would not be readily visible from outside of the application site, as one storey of the buildings would be underground and as such would not have a significant impact on the wider character and appearance of the conservation areas. The site currently hosts 18 lock up garages and does not make a positive contribution to the conservation area.

7.3.20 The Council’s Conservation and Urban Design Officer has reviewed the amended proposal and considers that the development would, given the nature of existing site, enhance the character and appearance of the Streatham Common Conservation Area and would not result in harm to the setting or views to and from the adjoining Streatham Lodge Estate Conservation Area in compliance with Saved Policy 47 of the UDP and Policy S9 of the Core Strategy.

7.4 Impact on Amenity of Neighbouring Residents

7.4.1 Saved Policies 36 (c) and 33 (d) deal with amenity, and state that development should not unacceptably harm the amenities (privacy, outlook, sunlight and daylight) of adjoining residents, should not result in an undue loss of residential amenity space, and should not create an unacceptable sense of enclosure.

Privacy and Overlooking

7.4.2 The proposed development would present as a single storey structure at ground floor level. There is one window in the north elevation (facing number 12 Streatham Common South) this services a bathroom, is obscure glazed and there is approximately 5m distance from the window to the boundary which has a treatment of a 2m (h) wall. There are no windows in the south elevation.

7.4.3 The windows to the front (east) elevation would overlook the access-way which is approximately 8m wide before the rear boundaries of 13 Streatham Common South and 2,4, and 6 Braxted Park which have a concrete wall approximately 1.5m (h) and garages incidental to the residential uses there. To the rear (west) of the site the boundary treatment is the retained garage walls of and new walls of 2.0m (h). The internal ground levels within the proposed building have been lowered by approximately 1.0m and therefore as illustrated in the submitted elevations included in within this report, privacy of neighbours would bot be compromised

7.4.4 Taking all of the above into account, it is considered that the proposals would not have a significant impact upon the privacy of neighbouring properties, or give rise to a significant increase in overlooking. As such the reason for refusal of the previous application on grounds of loss of privacy to neighbours has been reasonably addressed.

Sunlight and Daylight

7.4.5 The application is accompanied by a daylight and sunlight report undertaken by S P Planning. The assessment has been reviewed by officers and it is considered the conclusions contained in the study are sound. The assessment indicates that the proposal would not have a detrimental impact on the daylight or sunlight received by neighbouring properties.

Outlook and Sense of Enclosure

7.4.6 The proposed development would present as a single store structure at ground floor level. The closest property to the proposed development is number 12 Streatham Common South and there would be a distance of approximately 10m from the proposed property to the rear building line of 12 Streatham Common South. It should be noted that the development would be set back from the building line of the existing garage in relation to No 12 Streatham Common South and as such this property would enjoy no less of an outlook than it currently does. Given the context of the site and the proposed relationship between the existing property and the proposed dwellings, it is considered that there would be no adverse impact on the outlook or

sense of enclosure of neighbouring occupiers. It is officer’s considered view that a refusal of this scheme on these grounds could not be sustained at appeal.

7.5 Sustainable Design and Construction

7.5.1 Saved Policy 35 of the UDP sets out that all development proposals should show how they incorporate sustainable design and construction principles. The Council’s SPD on Sustainable Design and Construction sets out that all developments should achieve a minimum 3 star rating for the Code for Sustainable Homes, albeit that the Council aspires to 4 stars or more in the majority of developments.

7.5.2 The development is expected to offer a reduced environmental impact which attains at least Code 4 for Sustainable Homes (CSH). In this instance the applicant has not undertaken a sustainability assessment to demonstrate whether the proposed new build would be able to achieving CSH level 4. Therefore, in the event of an approval, conditions have been recommended to ensure the development attains appropriate CSH levels. The applicant would need to provide a Code for Sustainable Homes Pre Assessment which indicates and certificates that level 4 could be met and interim and post construction assessment which would confirm level 4 CSH, can and has been achieved, respectively.

Lifetime Homes

7.5.3 Policy 3.5 (Quality and design of housing developments) of the London Plan, Policy 33 of the UDP and Policy S2(d) of the Core Strategy provide guidance on Lifetime Homes. This is further expanded on in Section 7 of the Adopted SPD ‘Guidance and standards for housing development and house conversions’. This requires Lambeth to ensure that all new housing is built to Lifetime Homes Standards.

7.5.4 The applicant has not undertaken an assessment to indicate that Lifetime Homes Standards would be met. The standards include assessments on room sizes, doorway widths, electrical socket placements and the adaptability of the home with regards to the installation of chair lifts and hoist installations.

7.5.5 In this case whilst the submission fails to demonstrate compliance with all or most of the Lifetime Homes Standards it is not considered reasonable to refuse the application on these grounds alone.

7.5.6 Moreover, level access to the buildings and within the building has been achieved by lowering the ground floor level by between 550-850mm, this has enabled a level threshold to be provided at each main entrance. In addition a bathroom or en-suite bedroom would be available at ground floor level in all units and therefore the proposal would have the potential to meet the Lifetime Homes Standards above and conditions can be imposed to secure compliance. It is officers’ advice that permission should not be refused if conditions can be imposed to secure an acceptable, policy compliant scheme.

7.6 Landscaping

7.6.1 Policy 39 of the UDP seeks to encourage development to include landscape design that enhances the area and reflects the surrounding area.

7.6.2 The group of Sycamore trees that were once situated to the rear of 11A Streatham Common South (and extended into the application site) have now been removed. As a result, no existing trees within or adjacent to the site will be affected by the proposal. The applicant has proposed landscaping to the rear gardens of each

property with front boundary treatment to the front of the properties.

7.6.3 The Council’s Arboricultural Officer has reviewed the proposal and has raised no objections subject to conditions, requiring details of soft and landscaping to be submitted for approval by the local planning authority.

7.7 Highways and Transportation Considerations

7.7.1 Policies 9 and 14 of the UDP and Policy S4 of the Core Strategy (January 2011) are relevant with respect to Transportation and Highways matters. These policies seek to ensure that proposals for development have a minimal impact on the performance and safety of the highway network and that sufficient and appropriate car parking and cycle storage is provided whilst meeting objectives to encourage sustainable transport and to reduce reliance on the private car.

7.7.2 The site has Public Transport Accessibility Level (PTAL) of 3 indicating ‘moderate’ access to public transport. The site is not located within a Controlled Parking Zone and the proposal makes provision for 3 on-site parking spaces, as per the previous planning application ref. 13/03737/FUL. The proposed number of car parking spaces is consistent with the London Plan maximum parking standards.

7.7.3 Access to the site is via a narrow road of roughly 3m in width and this would be shared by both vehicles and pedestrians. The applicant has proposed to mount a convex mirror at the end of the access road. An on-site demonstration has satisfied Transport officers that this is an acceptable solution. The use and maintenances of the mirror should be secured by condition. The proposed layout of the scheme would maintain access to the private garages for no. 13 Streatham Common South Side and nos. 2 to 4 Braxted Park.

7.7.4 Each unit would have it own separate cycle storage area which complies with London Plan standards and therefore likely to meet the requirements of family dwellings. Further details of these enclosures would be required and secured by way of condition.

7.7.5 Subject to conditions for above and layout of the parking spaces and private access way, the Council’s Transport Planner does not raise any objections to the proposal. The proposed development would not have any undue impacts on the surrounding transport and highways network.

7.8 Refuse and recycling considerations

7.8.1 Policy S8 of the Local Development Framework Core Strategy seeks to ensure adequate provision for refuse and recycling storage is incorporated within new developments. The Council's Guidance for 'Waste and Recycling Storage and Collection Requirements' also provides a more comprehensive guide to waste storage provision.

7.8.2 Separate refuse and recycling storage area have been provided for the residential units. The refuse storage would be located beside the front entrance of each house. This would allow refuse vehicle to utilise the existing collection arrangements from within Streatham Common South Side. In the circumstances the refuse storage needs of the development would be suitably served by the provision shown.

7.8.3 A condition of consent is recommended to secure the provision and to require the submission of full details of the provision for refuse and recyclables storage for the development, including elevation drawings at a scale of 1:20 of the storage

enclosures. A waste management scheme consistent with the Council’s requirement for refuse collections would ensure the objectives of Policy S8 of the Core Strategy are achieved.

7.9 Community Safety/Designing out Crime

7.9.1 Saved Policy 32 of the UDP requires that developments should enhance community safety. Development will not be permitted where opportunities for crime are created or where it results in an increased risk of public disorder. This requirement is contained within Section 17 of The Crime and Disorder Act 1998 which imposes an obligation on the local planning authority to consider crime and disorder reduction in the assessment of planning applications.

7.9.2 Although no objections were raised by the Council’s Crime Prevention Officer, it is recommended that the proposed development should meet the Secure By Design minimum standards for new windows, doors, lighting and access control. A condition to secure compliance with these requirements is recommended.

8.0 Conclusion

8.1 The proposal scheme represents an effective and efficient re-use of previously developed land to provide a residential scheme in accordance with current government guidelines and relevant Council development planning policies.

8.2 The proposed redevelopment of the site is acceptable in that it would be of an appropriate design; it would provide an acceptable living environment for future occupiers; it would not prejudice the amenity of neighbouring occupiers; it would not harm conditions of on-street parking or prejudice conditions of the free flow of traffic and highway safety; and would not unacceptably impact upon local infrastructure.

8.3

The proposed development is considered to be an appropriate response to the character of the backland site. It is considered that the proposal is subordinate in scale, height and massing to development located within the surrounding area. The development would enhance the character and appearance of the Streatham Common and Streatham Lodge Estate Conservation Area by removing existing disused garages buildings.

8.4 With specific reference to the previously refused scheme, it is considered that by enlarging the lightwells, increasing the space between the development and the boundary with 12 Streatham Common South, lowering of the floor levels; and creation of level access into and within each dwelling, the removal of louvered screens to the rear windows and the overall reduction in the height of the terrace (in particular on the boundary with No 12 Streatham Common South and Nos 52-58 Baldry Gardens), the revised proposal has satisfactorily addressed the reasons for refusal.

9.0 Recommendation

9.1 Grant Planning Permission subject to conditions

9.2 Summary of Reasons In deciding to grant planning permission, the Council has had regard to the relevant policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following policies were relevant:

UDP: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011: Policy 7 – Protection of Residential Amenity Policy 9 – Transport Impact Policy 14 – Parking and Traffic Constraint 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 & Public Realm Design Policy 47 – Conservation Areas Local Development Framework Core Strategy January 2011:

Policy S1 – Delivering the Vision and Objectives Policy S2 – Housing Policy S4 – Transport Policy S7 – Sustainable Design and Construction Policy S8 – Sustainable Waste Management Policy S9 – Quality of the Built Environment

10.0 Conditions Planning Permission

1 The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice. Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 and Section 51 of the Town and Country Planning Compulsory Purchase Act 2004.

2 The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice. Reason: For the avoidance of doubt and in the interests of proper planning.

DESIGN

3 No development shall commence until detailed drawings, samples and a schedule of materials to be used within the development hereby permitted has been submitted to and approved in writing by the Local Planning Authority. This condition shall apply notwithstanding any indications to these matters which have been given on the approved plans and in the application. The development shall thereafter be carried out solely in accordance with the details approved in writing. The following details will be required. a) Scaled drawings of external construction detailing including reveals, sills and heads, framing and glazing at a scale of 1:10 b) Samples of external materials including bricks, render, cills and coping; c) Details and location of rainwater goods, vents, extracts and pipes; d) Details of all roofing materials including the green roof areas; and e) Details of doors and windows. Reason: Reason: To safeguard and enhance the visual amenities of the locality and the character and appearance of the Conservation Area in accordance with Policies

33, 38 and 47 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011)

LANDSCAPING

5 No development shall commence until a specification of all proposed soft and hard

landscaping and tree planting has been submitted to and approved in writing by the Local Planning Authority. This shall include details of the landscaping of the access roads, footways, and a Landscape Management Plan detailing the management of the private amenity space. The specification shall include details of the quantity, size, species, position and the proposed time of planting of all trees and shrubs to be planted, together with an indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance and protection. In addition all shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape shall be similarly specified. All tree, shrub and hedge planting included within the above specification shall accord with BS3936:1992, BS4043:1989 and BS4428:1989 and current Arboricultural best practice. Reason: To ensure satisfactory landscaping of the site in the interests of visual amenity and the character and appearance of the Conservation Area in accordance with Policies 39 and 47 of the Lambeth Unitary Development Plan : Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

6 All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the development hereby permitted or the substantial completion of the development, whichever is the sooner. Any trees, hedgerows or shrubs forming part of the approved landscaping scheme which within a period of five years from the occupation or substantial completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: To ensure satisfactory landscaping of the site in the interests of visual amenity and the character and appearance of the Conservation Area in accordance with Policies 39 and 47 of the Lambeth Unitary Development Plan : Policies as saved beyond the 5th August 2010 and Policy S9 of the Local Development Framework Core Strategy (2011).

7 Notwithstanding the approved drawings, no residential occupation of the development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme for the siting and design of all walls, fencing, gates and/or railings for the whole site (including details of those existing which are to be retained and of those proposed). The development shall thereafter be completed in accordance with the approved details and such walls, fencing, gates and/or railings as may be approved shall be erected before the initial occupation of the development and be permanently retained as such unless the prior written approval of the Local Planning Authority has been obtained for any variation. Reason: To ensure a high quality standard of development, to safeguard and enhance the visual amenities of the locality and to ensure a satisfactory and continuing standard of amenity is provided (Policies 31, 33, 38, 39 and 47 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not

superseded by the Local Development Framework Core Strategy January 2011 and Policies S2 and S9 of the Local Development Framework Core Strategy (January 2011)).

HIGHWAYS/TRANSPORT

8 Prior to the occupation of any part of the development site hereby permitted, the provision for cycle parking shown on the application drawings shall be implemented in full and the cycle parking shall thereafter be retained solely for its designated use. Reason: To ensure adequate cycle parking is available on site, to promote sustainable modes of transport and in the interest of the visual amenities of the area (Policies 9, 14, 33 and 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S4 and S9 of the Local Development Framework Core Strategy (January 2011)).

9 The development hereby approved shall not be occupied until the mirror at the junction, on the access way, with Streatham Common South has been installed as shown on submitted drawing No.0807/P/114 and shall thereafter be retained for the life for the development. Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the development in accordance with Policies 9 and 14 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S4 of the Local Development Framework Core Strategy.

10 No development shall commence until full details of the proposed construction methodology, in the form of a Method of Demolition and Construction Statement, have been submitted to and approved in writing by the Local Planning Authority. The Method of Demolition and Construction Statement shall include details and arrangements regarding:

• the notification of neighbours with regard to specific works;

• advance notification of road closures;

• details regarding parking, deliveries and storage (including details of the routing if delivery vehicles to and from the site and the accommodation of all site operatives', visitors' and construction vehicles loading, off-loading, parking and turning within the site during the construction period);

• 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 operation of the highway and the amenity of the area.

The details of the approved Method of Demolition and Construction Statement must be implemented and complied with for the duration of the demolition and construction process. Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally, and avoid hazard and obstruction to the public highway. (Policy 9 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S4 of the Local Development Framework Core Strategy (January 2011).

11 The development shall be served by means of a private accessway terminating in a turning area, in accordance with details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. No dwelling shall be occupied until the access way has been laid out and constructed in accordance with the approved details. Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the development in accordance with Policies 9 and 14 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S4 of the Local Development Framework Core Strategy.

12 The area designated for parking, garaging, 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 for the duration of the permitted use. 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 in accordance with Policies 9 and 14 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010 and Policy S4 of the Local Development Framework Core Strategy.

REFUSE/RECYCLING

13 Notwithstanding the approved drawings, details of the refuse and recycle storage area shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of any of the dwellings hereby permitted. The provision shall comply with the requirements of the Council's Guidance document for architects and developers 'Waste and Recycling Storage and Collection Requirements: Guidance for Architects and Developers’ (2006) and the Refuse & Recycling Storage Design Guide (July 2013)”. This provision shall be implemented before first occupation of the development and shall thereafter be retained permanently. The facilities will need to be incorporated within the main body of the building and not along the front boundary of the property. Reason: To ensure adequate arrangements are put in place for the storage of refuse on the site, in the interests of the amenities of the area and the safe operation of the adjacent public highway (Policies 9, 33 and 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S4, S8 and S9 of the Local Development Framework Core Strategy (January 2011).

DESIGNING OUT CRIME

14 The development shall be constructed and operated thereafter to ‘Secured by Design’ standards. A certificate of accreditation to Secured by Design standards shall be submitted to the Local Planning Authority for approval in writing prior to first occupation of any part of the development. Reason: To ensure that satisfactory attention is given to security and community safety (Policy 32 of the Adopted Lambeth Unitary Development Plan (2007): Policies saved beyond 5th August 2010 refer, Policies S7 and S9 of the Local Development Framework Core Strategy (2011) and the adopted Supplementary Planning Document, Safer Built Environments).

SUSTAINABILITY

15 No development shall take place until a pre-assessment estimator under the Code for Sustainable Homes (or such equivalent standard that replaces this) has been submitted to and approved in writing by the Local Planning Authority demonstrating how a Level 4 rating will be achieved in all newly constructed dwellings. Within three months of work starting on site a Design Stage certificate and summary score sheet under the Code for Sustainable Homes (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a Level 4 rating will be achieved in all newly constructed dwellings. Prior to first occupation of the dwelling(s) a Post Construction Review certificate and summary score sheet under the Code for Sustainable Homes (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a Level 4 rating has been achieved in all newly constructed dwellings.

Reason: To ensure that the development has an acceptable level of sustainability (Policy 35 of the London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011, and Policy S7 of the London Borough of Lambeth Core Strategy (January 2011)).

16 All residential units hereby approved shall be constructed to Lifetime Homes Standards, unless otherwise agreed by the Local Planning Authority, details of which shall be submitted to and approved by the Local Planning Authority prior to first occupation of any of the residential units hereby approved. The approved details shall be implemented prior to first occupation and permanently retained. Reason: In order that the development is made more accessible to all in accordance with Policy 33 of the Unitary Development Plan: Policies saved beyond 5th August 2010, Policy S2(d) of the Local Development Framework Core Strategy (January 2011) and the related Supplementary Planning Document: Guidance and Standards for Housing Development and House Conversions (2008).

17 Notwithstanding the provisions of Classes A, B and C of Part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order, 1995 (or any Order revoking and re-enacting that Order), no enlargement, improvement or other alteration of, or to, any dwellinghouse the subject of this permission shall be carried out without planning permission having first been obtained via the submission of a planning application to the Local Planning Authority.

Reason: In the opinion of the Local Planning Authority, the nature and density of the layout requires strict control over the form of any additional development which may be proposed in the interests of maintaining a satisfactory residential environment having regard to Policies 7, 33 and 38 of the Unitary Development Plan Policies Saved Beyond 5th August 2010, and Policy S9 of the Local Development Framework Core Strategy (2011).

18 Prior to the occupation of the approved development details of a Sustainable Urban Drainage Systems including cross sections through hard landscaping to show permeability and details of drainage channels shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out solely in accordance with the details approved in writing and permanently retained as such. Reason: In the interests of securing a more sustainable development in accordance

with Policy 35 of the Unitary Development Plan: Policies as saved beyond the 5th August 2011 and Policy S7 of the Local Development Framework Core Strategy (2011) and the Council’s associated Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)).

19 No demolition of any structures on the site shall take place until a contract(s) for construction of the replacement structures has been presented to and approved in writing by the Local Planning Authority and planning permission has been granted for redevelopment for which the contract provides. Reason: In accordance with the provisions of saved Policy 47 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010.

11.0 Notes to Applicant

1 This decision letter does not convey an approval or consent which may be required

under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

2 Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer.

3 You are advised of the necessity to consult the Council's Streetcare team within the

Public Protection Division with regard to the provision of refuse storage and collection facilities. The London Borough of Lambeth’s Waste and Recycling Storage and Collection Requirements: Guidance for Architects and Developers’ (May 2006) and the Refuse & Recycling Storage Design Guide (July 2013) are available on the planning pages of the Council’s website: www.lambeth.gov.uk/planning

4 As soon as building work starts on the development, you must contact the Street Naming and Numbering Officer if you need to do the following - name a new street - name a new or existing building - apply new street numbers to a new or existing building - register new flats or new buildings with Royal Mail

This will ensure that any changes are agreed with Lambeth Council before use, in accordance with the London Buildings Acts (Amendment) Act 1939 and the Local Government Act 1985.

The correct street number or number and name must be displayed prominently on the premises in accordance with regulations made under Section 12 of the London Building Acts (Amendment) Act 1939.

Contact details are listed below.

Tom Brown tel: 020 7926 2283 fax: 020 7926 0780 email: tbrown3@lambeth.gov.uk

5 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.

6 You are advised of the necessity to consult the Principal Highways Engineer of the Highways team on drw@lambeth.gov.uk in order to obtain necessary prior approval for undertaking any works within the Public Highway including Scaffold, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections and Repairs on the Highways, Hoarding, Excavations, Temporary Full/Part Road Closures, Craneage Licenses etc. You are advised to contact the Highways team at the earliest possible opportunity.

7 You are advised all conditions which require further details to be submitted to and approved by the Local Planning Authority need to be accompanied by an application form and a fee. The application form and fee schedule can be viewed at www.lambeth.gov.uk/planning.

8 With respect to Condition 14 (Secured by Design), it is advisable that the design and type of external doors, windows, glazing and entrances to the new buildings, and any boundary treatment and defensive planting along the boundaries of the site shall meet ‘Secured by Design’ consistent with Section 17 of the Crime and Disorder Act 2005. This is in order to address the safety and security of future occupiers and neighbouring properties and to aid with the prevention of crime and disorder occurring within the immediate vicinity of the site.

9 Your attention is drawn to the provisions of The Party Wall Act 1996 in relation to the rights of adjoining owners regarding party walls etc. These rights are a matter for civil enforcement and you may wish to consult a surveyor or architect.

10 Thames Water requests that the following informative is included on the Decision Notice. (i) Legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership. Should your proposed building work fall within 3 metres of these pipes we recommend you contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0845 850 2777 or for more information please visit our website at www.thameswater.co.uk (ii) Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system. (iii) Thames Water would advise that with regard to sewerage infrastructure capacity, we would not have any objection to the above planning application. (iv) Thames Water requests that the Applicant should incorporate within their

proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions. (v Where a developer proposes to discharge groundwater into a public sewer, a groundwater discharge permit will be required. Groundwater discharges typically result from construction site dewatering, deep excavations, basement infiltration, borehole installation, testing and site remediation. Groundwater permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 020 8507 4890 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991.

(vi) Thames Water will aim to provide customers with a minimum pressure of 10m head (approx. 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

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