Design and access statement for South Lambeth Estate

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South Lambeth Estate Design and Access Statement

December 2017


South Lambeth Team Tibbalds Planning and Urban Design

Lead Consultant, Design Management and Planning Consultation and Community Engagement

Campbell Reith

Engineering and Environmental Impact Assessment Coordinator

CPC

Development Management and Project Management

Pollard Thomas Edwards

Masterplanning and architecture

Camlins

Landscape Architecture

TGA Engineers

Building Services Engineering

This Design and Access Statement is part of the detailed planning application for development at the Knight’s Walk Estate.

It explains the aims of the design and shows that the development is suitable for the area, covering: what the buildings will be used for; the number of homes being built; how the buildings and homes are arranged and how they relate to each other; how big the buildings are (height, width and length); what open space, landscape and play space is being provided; what the buildings and landscape will look like; and how the new buildings are accessed from the existing roads and pavements.


South Lambeth Estate Stage 3.1 Design & Access Statement December 2017


Revisions Rev

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Notes

Copyright in this document and all contents belongs to Pollard Thomas Edwards LLP (excluding only material reproduced from other sources where shown).

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South Lambeth Estate Stage 3.1 Design & Access Report December 2017

Contents 1.0 Introduction 1.1 1.2 1.3 1.4

Purpose of Design and Access Statement Executive Summary Project Partners The Vision

2 Context 2.1 2.1.1 2.1.2 2.1.3 2.1.4 2.2 2.2.1 2.2.2 2.2.2.1 2.2.2.2

Site Location and Context The Site Historic Context Planning Context Constraints and Opportunities Design Evolution Brief Consultation Resident Consultation and Engagement Planning Consultation

5 6 6 7 8

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11 11 17 19 21 22 22 25 25 36

3 Strategy

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4 The Outline Planning Application

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3.1 3.1.1 3.1.2 3.2

4.1 4.2 4.2.1 4.2.2 4.2.3 4.3 4.3.1 4.3.2 4.3.3 4.4 4.4.1 4.4.2 4.5 4.5.1 4.5.2 4.5.3

Design Principles Masterplan Architectural Character and Design The Outline and Detailed Planning Application

Description of the Outline Application Building Layout and Land Use Building Layout and Land Use Parameter Plan Site Arrangement and Land Use Urban Design Focus Areas Access and Circulation Access and Circulation Parameter Plan Streets and Movement Access, Refuse and Parking Landscape and Open Space Landscape and Open Space Parameter Plan Landscape and Biodiversity Building Heights and Massing Building Height and Massing Parameter Plans Building Sections, Massing and Scale Townscape Analysis

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60 61 61 63 73 89 89 90 91 92 92 94 96 96 98 99

5 Technical Strategies and Compliance

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6 Detailed Planning Application

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Appendices

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5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9

6.1 6.1.1 6.2 6.2.1 6.2.2 6.2.3 6.2.4 6.2.5 6.2.6 6.2.7 6.3 6.3.1 6.3.2 6.3.3 6.4 6.4.1 6.4.2 6.4.3 6.5 6.5.1 6.5.2 6.5.3 6.5.4 6.5.5 6.6 6.6.1 6.6.2 6.6.3 A.1 A.2

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

Sustainability - including Fabric First Schedule of Accommodation Phasing Fire Strategy and Report Secured By Design Building for Life 12 Assessment Homes for Lambeth Housing Design Standards/NDSS Accessible Homes and Environment Typical Homes

Introduction Site Layout and Urban Design Principles New Residential Building Block A Introduction and relationship with 124 Clapham Road Block A Floor Plans Design Standards Schedule of Accommodation Detailed Plans of Block A Homes Elevational Approach Materials Palette Massing and Scale Site Sections Massing Building Proximities Landscape Public Open Space Landscaped Communal Spaces Private Amenity Spaces Access Pedestrian and Vehicle Access Parking and Cycle Strategy Refuse Strategy Emergency Vehicles and Fire Strategy Inclusive Access Wimborne House New Entrance and Community Room Introduction Floor Plans Elevational Treatment and Materials Palette Secured By Design Building for Life 12 Assessment

108 110 112 115 115 115 116 117 118

122 124 126 126 130 133 133 134 139 146 147 147 150 151 153 153 154 154 155 155 156 157 157 158 159 159 160 161 164 166

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SITE PHOTOS OF EXISTING ESTATE

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1.0 Introduction 1.1 Purpose of the Design and Access Statement 1.2 Executive Summary 1.3 Project Partners 1.4 The Vision

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1.1 Purpose of Design and Access Statement

1.2 Executive Summary

The Design and Access Statement (DAS) is a report to support the planning application to explain how thea proposed development is a suitable response to the site and its setting, and demonstrate that it can be adequately accessed.

This Design and Access Statement (DAS) has been prepared on behalf of the London Borough of Lambeth to accompany and support the hybrid planning application for the outline masterplan and detailed Phase 1 planning permission for the development of the South Lambeth Estate, Lambeth.

The DAS sets out the design principles and concepts that have been applied and demonstrates how the proposed development’s context has influenced the design. The DAS explains the approach to access and how relevant planning policies have been taken into account, any consultation undertaken, and how this all informs the proposed development.

This document explains the design and strategic thinking behind the proposed scheme and describes the design process and evolution. Background PTE was appointed by Lambeth Council in November 2015 to provide resident engagement and urban design services to explore the provision of new homes on the South Lambeth Estate. The South Lambeth Estate development site is 2.3 hectares and currently provides homes for 205 households in six blocks - Broadstone House, Sturminster House, Swanage House, Verwood House, Osmington House and Wimborne House. Resident engagement, workshops and appraisals took place over the following year leading to two preferred scenarios and a set of Masterplan Objectives for the South Lambeth Estate regeneration. The outcome of was the Lambeth Cabinet decision in October 2015 to retain Wimborne House and demolish the five low rise blocks on the South Lambeth Estate. New homes will provide 101 replacement homes for existing residents and a further 220 (minimum) additional homes.

PHOTOS OF CONSULTATION EVENTS

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In June 2016 a consortium led by the Tibbalds CampbellReith Joint Venture was appointed as the Development Management Team to lead the development scheme through masterplanning, detailed planning and land assembly. Summary of the proposals This hybrid planning application seeks consent for: — a phased masterplan of 362 new homes, including replacement, new affordable, intermediate and private rental housing. — new public and communal open space including accessible play for all ages. — replacement car parking for existing residents, plus wheelchair parking bays for additional homes. — a new community room under Wimborne House. — a reconfigured entrance to Wimborne House. — replacement retail/commercial/training spaces.

Hybrid Planning Application The application comprises outline proposals to establish the broad principles of overall development with a detailed application for Phase 1. The outline application comprises Parameter Plans and illustrative material. The Parameter Plans set out the principles for Building Layout and Use, Access and Circulation, Landscape and Open Space and Building Heights. The illustrative material demonstrates how future phases could be delivered in accordance with the Technical Strategies and Compliance. The detailed application comprises Block A, associated parking and landscape, plus the works to the entrance of Wimborne House and the Community Room. Section 6 provides the supporting design information accompanying this detailed application. Consultation There has been extensive consultation throughout the development of this masterplan and detailed design, leading up to this planning application. This has included Public Exhibitions, monthly meetings with the Resident Engagement Panel and establishing the Engagement Hub at Broadstone House for regular drop in sessions with residents. There has also been a series of PPA meetings with Lambeth Planning Officers, a Strategic Review Panel, a GLA presentation, councillor briefing, and specific meetings with neighbouring stakeholder groups, such as Transport for London, Notting Hill Housing Association and Albert Square resident group. This engagement has informed and shaped the design evolution of this application as the content of this Design and Access Statement describes.


1.3 Project Partners

Tibbalds Planning and Urban Design

Planning Consultant and Engagement

Campbell Reith

Engineering

Pollard Thomas Edwards

Masterplanning and architecture

Camlins

Landscape Architecture

TGA Engineers

Building Services Engineer

CPC / KSA

Development management, project management, cost consultancy, technical design management

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1.4 The Vision Lambeth Council’s Vision Our commitment to more and better homes Lambeth is at its best when its communities are genuinely mixed. This means building more social homes, homes below market rent for families in low pay, secure market rent for those unable to buy and affordable home ownership for those who can. There will also need to be some full market rent and market sale homes to help pay for the construction of more affordable homes. In building new homes, the Council will be taking a long- term view; these homes need to stand the test of time; they need to create a positive legacy for a future Lambeth; they need to be high quality, low maintenance and low energy. And they need to help create resilient mixed neighbourhoods for everyone. We recognise that the quality of your home is closely linked to the quality of your life. Below are our 10 Housing Design principles that will need to be met by every new home that we build. These principles are supported by a detailed set of design standards that the Council has been preparing over the last year. National design standards and building regulations set out the minimum specifications that every home in the UK must meet. The Lambeth design standards improve on these requirements. 1. Secure, warm, safe and comfortable homes with high levels of insulation and sound proofing 2. Practical homes with plenty of storage space and easy access to services 3. Where we are re-housing residents, they will be involved in the design process 4. Personal outdoor space for each home 5. New homes are indistinguishable by tenure and fit well into the existing pattern of streets and open spaces 6. Communal spaces that residents enjoy spending time in, designed with safety in mind 7. Discrete and convenient storage for waste and recycling and secure covered storage for cycles 8. Places that support the character of the area, contribute to Lambeth’s rich architectural heritage, and are built to last 9. Streets and public spaces that create a safe and secure environment for all 10. Sustainable buildings and spaces that are easy and economical to manage and maintain

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The existing South Lambeth Estate is typical of a postwar estate design. By today’s standards it is inefficiently planned, designed to look to the future, turning its back on the surrounding urban fabric. It is inward looking and deliberately disconnected from the neighbourhood. An outcome of this type of estate design is that there is a lack of clarity of ownership of open spaces, poor public realm and community safety concerns. Lambeth’s Vision is to transform the estate into a connected neighbourhood, to challenge the perception of the estate and of its residents as different from their surrounding neighbours. This is a sensitive issue and the design team has been working with the existing South Lambeth residents for nearly three years, information gathering, sharing ideas, developing the scheme whilst building confidence, knowledge and understanding of the process. The South Lambeth Estate development will deliver these much needed new homes within a development that is integrated, contextual and sustainable. The proposals will ‘visibly mend’ the frayed edges of the pre-existing street pattern so that the new scheme will blend into and connect with its surroundings. The design recognises that the spaces between buildings are as important as the buildings themselves and will provide a positive network of streets, squares and open spaces, with clear differentiation between public, private and shared use. The development will create a legible neighbourhood, a new piece of Lambeth which will encourage pedestrian movement within and to the surrounding areas. The South Lambeth Estate development will not just look good on paper or at the point of occupation but must go on looking good and working well for many decades without excessive repairs and maintenance. The best developments should improve with age, as materials weather and mature, planting grows and signs of occupation add character and variety.

ILLUSTRATIVE AERIAL SKETCH OF THE PROPOSED SOUTH LAMBETH ESTATE DEVELOPMENT


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2 Context 2.1 Site Location and Context 2.1.1 The Site 2.1.2 Historical Context 2.1.3 Planning Context 2.1.4 Opportunities and Constraints 2.2 Design Evolution 2.2.1 Brief 2.2.2 Consultation

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VAUXHALL PARK

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LOCATION OF SITE IN LONDON BOROUGH OF LAMBETH

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2.1 Site Location and Context 2.1.1 The Site

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The site of 2.3 hectares is well located in terms of public transport. There are bus routes on Clapham Road, Brixton Road and South Lambeth Road. Oval Underground Station (Northern Line) is located approximately 500m north of the site. Stockwell Underground Station (Northern Line and Victoria Line) is located approximately 700m to the south of the site.

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The South Lambeth site is in the north of the London Borough of Lambeth within the Stockwell Ward, on the edge of the Oval Ward.

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The surrounding area is predominantly residential: to the north west is the Bolney Meadow Estate formerly part of the South Lambeth Estate, (now Notting Hill Housing Association); the Bridge Estate sits north across Dorset Road, and Holland Rise House is across Clapham Road. To the south of the site is Albert Square Conservation Area 4 and to the north is St Marks Conservation Area 11, which includes the 124 Clapham Road building (recently renamed The Blue Sea), a former public house, which sits within the development site boundary.

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SOUTH LAMBETH ESTATE OUTLINE PLANNING APPLICATION SITE AREA

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Homes within the site

Within the site boundary sit the six residential blocks of the South Lambeth Estate, associated roads, parking and open space. The existing estate buildings make no reference to the neighbouring street and building layouts as the adjacent Nolli plan indicates. A Nolli plan shows the buildings in isolation, so the pattern and language of the estate and wider neighbourhood is clearly visible. The development will not include Wimborne House (apart from the entrance and a new Community Room) but includes the phased demolition of Broadstone House, Sturminster House, Swanage House and Verwood House.

Site Ownership

To ensure a successful development of this Estate it is important to improve the relationship with the edges of the neighbourhood. This entails looking beyond the estate boundary to seek to blend the proposals into the surrounding ‘urban grain’. To achieve this the development site also includes: — Adjoining owner - private: The Village pub site at 124 Clapham Road with the proposal to retain the historic part of the building and remodel the single storey extension to Clapham Road. — Adjoining owner - Notting Hill Housing Association (NHHA): The Melcombe House gardens which will be re-landscaped as part of the wider proposals. — Adjoining owner - Notting Hill Housing Association (NHHA): The caretakers lodge by Melcombe House. — Adjoining owner - Transport for London (TfL): The inclusion of the TfL strip of land parallel to Clapham Road, working with TfL to re-landscape this area to form part of the landscaping proposals for the regeneration.

SITE AND CONTEXT - EXISTING NOLLI PLAN *

* A Nolli shades only the buildings in isolation, so the pattern and arrangement of whole neighbourhoods can be reviewed.

SITE AND CONTEXT - EXISTING LAND OWNERSHIP

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SITE AND CONTEXT - EXISTING LAND USE


Access through the site

There are currently limited through-routes within the estate, with vehicle access being off Dorset Road, via Kibworth Street or Cobbett Street. The residential blocks are orientated around two main open spaces, and these are separated into numerous zones, bounded by railings or bollards. There is pedestrian access from Clapham Road, but this is not currently a clear route through to Dorset Road, and is not well overlooked by the existing homes. When first constructed Wimborne House sat on piloti columns, with the ground floor entrance accessible from both sides. Much of the ground floor has since been filled in, with a concierge and four purpose built flats for disabled residents. Resident access into Wimborne House is currently only now possible from the northern Dorset Road side of the building. The gated alleyway from Cobbett Street to Albert Square is solely used by Albert Square residents accessing their rear gardens and bike stores. It is not a through pedestrian route as it crosses the threshold to 32 Albert Square. Albert Avenue, the mews to the south, historically extended through the site. This is now a privately owned mews, with no vehicular or pedestrian access into the South Lambeth site.

SITE AND CONTEXT - EXISTING ACCESS INTO SITE

SITE AND CONTEXT - EXISTING PEDESTRIAN ROUTES

SITE AND CONTEXT - VEHICULAR ROUTES

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Existing South Lambeth Estate

The existing South Lambeth Estate was constructed in the 1960s, and many of the current residents have been living on the estate since then. The six ‘Houses’ are homes for 205 households with 104 flats with Wimborne House and 101 households within the other five blocks. Each House has a mixture of Lambeth Council tenants, private tenants and private leaseholders, with the adjacent diagram indicating the spread of tenure across the estate. There are also four existing retail tenants in units on the ground floor of Broadstone House. The existing maisonettes and flats within the ‘Houses’ have ambiguous, ill-defined routes to front doors and common entrances, with expanses of paved and cobbled areas to frontages and bollards to restrict unauthorised parking. This has resulted in an inefficient use of the open space, losing much of the available open space to ‘grey infrastructure’. Whilst Osmington and Swanage Houses have enclosed rear gardens, backing onto neighbouring gardens, Sturminster and Verwood Houses sit within open space with exposed rear gardens and less defined defensible and private spaces.

SITE AND CONTEXT - EXISTING HOUSEHOLDS (LBL DATA 2014)

Broadstone House follows the historic street pattern of Dorset Road, but again has an exposed rear, enclosed by a high wall with a public footpath behind the wall. This route extends between the rear gardens of Broadstone along the backs of the single storey garages/rear buildings servicing the retail units. Between the Estate Houses there are areas of open space, a small play area and a caged kick-about area. These spaces tend to be lacking in diversity of character and treatment, and with few exceptions, lack any obvious purpose and suffer from issues of ownership and management. The Landscape Report which accompanies this application reviews the quantity and quality of the existing landscape spaces and existing trees in detail.

SITE AND CONTEXT - EXISTING OPEN SPACE

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SITE AND CONTEXT - EXISTING FRONTS AND BACKS


2.1.2 Historic Context The South Lambeth Estate was developed in the 1960s by the London County Council (later the Greater London Council). It replaced a collection of terraced streets which had developed in the second quarter of the nineteenth century. The map of 1875 shows terraces, some of which still survive, lining the Clapham Road. Infill of these areas continued through the mid nineteenth century including Albert Square just to the south of the estate, which was the work of an Islington builder, John Glenn, who took up the lease on the land in 1846.

Redevelopment of what were considered to be slum dwellings, between Wilkinson Street and Dorset Road, began in the 1930s with the construction of the Bolney Meadow Estate. This is typical of London County Council neo-Georgian housing development of the period, being five-storey deck-access flats in brick with pitched roofs, prominent chimneys and bay windows. The wide scale redevelopment was evidently interrupted by the War, and the South Lambeth Estate forms a post-1945 continuation, in a very different architectural language.

The South Lambeth Estate embodies the radical new design direction of the 1950s by the London County Council Architect’s department. The architects’ department of the London County Council had a long and complex history. The South Lambeth Estate was developed in the late 1950s when the department was headed by Sir Hubert Bennett (1909-2000) who had been appointed in 1956 as successor to Leslie Martin. Bennett’s department was split into many design studios of independent-minded architects who developed and pursued varied Modernist approaches.

Le Corbusier’s Unite d’Habitation was completed in 1952 and demonstrates a clear reference point for the Wimborne House, with its exposed concrete skeleton expressed outside the footprint of the flats. The lower buildings are not carried out with the same conviction as Wimborne House and are relatively undistinguished and anonymous. This combination of styles is not altogether successful aesthetically with the strong character and greater size and scale of Wimborne House overwhelming the rather more pedestrian lower blocks.

The historic map of 1951 shows Melcombe House, Lulworth House, Pulham, Purbeck and Sherborne House already constructed, but it was not until 1952 that London County Council sought approval to develop the remaining part of the area, which would be known as the South Lambeth Estate, completed in the early 1960s.

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HISTORIC MAPS OF THE LOCATION

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The photographs dating from the 1960s show the original design of Wimborne House included an exposed structural frame in rough-cast concrete, suspending the building above the ground on piloti, an internal arrangement of dual aspect duplex flats with deck access on the north face and private balconies on the south. The building originally provided 100 homes for Lambeth residents, predominantly two bedroom maisonettes, with some one bedroom flats and three bedroom maisonettes adjacent to the circulation core. Later additions at ground floor provided four purpose built homes for residents with disabilities, an enclosed concierge, an entrance foyer and a caretakers amenity facility.

WIMBORNE HOUSE CIRCA 1963

VIEW OF WIMBORNE HOUSE 1982

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VIEW FROM WEST OF SITE 1964


2.1.3 Planning Context The Tibbalds Planning Report, accompanying this application, reviews the planning issues in further detail. This section of the DAS refers to specific issues that have influenced design decisions through the scheme’s development. Three Conservation Areas abut the South Lambeth Estate: the Albert Square Conservation Area to the south and south west; the Stockwell Park Conservation Area to the south east and the St Marks Conservation Area to the north and north east. The latter includes 124 Clapham Road on the corner of Dorset Road. The terraces which surround Albert Square; the terrace of houses at 92-122 Clapham Road, just north of the estate; and numbers 119, 127-9 and 135 Clapham Road, opposite the east end of the estate, and the former printworks at 137-143 Clapham Road, are Grade II Listed buildings. The St Marks Conservation Area includes 124 Clapham Road, a former public house of c.1860, which stands at the north east corner of the South Lambeth Estate. The inclusion of this building at the time of designation (1969) by a diversion of the Conservation Area boundary, suggests that it has been seen as having particular heritage significance. Its original form is somewhat obscured by later ground floor extensions.

SITE AND CONTEXT CONSERVATION AREAS

SITE AND CONTEXT EXISTING ACCESS

S SITE AND CO CONTEXT O EXISTING BUILDING HEIGHTS

SITE AND CONTEXT MODEL OF EXISTING SITE

The 124 Clapham Road pub site had a planning consent granted in 2012 to change the upper floors to residential, with a rear residential extension and an upper floor mansard. Lambeth Council intends to purchase 124 Clapham Road, retain the original features at upper level whilst extending the rear and adapting the ground floor. The 124 Clapham Road will form part of a future phase of works. The impact on the conservation areas and listed buildings has been considered throughout the design process and with planners though the pre-application process. A Heritage Statement accompanies this planning application. The six residential blocks on the estate range from 3 storey Verwood House through 4 storey Osmington, Swanage, Sturminster and Broadstone Houses to Wimborne House at 11 storeys. The surrounding buildings range in height from 3 through to 22 storeys, with the character of the area being typically 5 and 6 storeys, interspersed with taller buildings.

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Flood Risk The majority of the site is located within a Flood Zone 1 with a small amount of the site within Flood Zone 2, benefiting from existing flood defences. A Flood Risk Assessment accompanies this planning application. Public Transport The site is well served by public transport with a corresponding high Public Transport Accessibility Level (PTAL) score of 6a (Excellent). 12 bus routes serve the site with daytime schedules of between 3–12 minutes. Two London Underground stations, Oval and Stockwell are within walking distance of the site, providing Northern and Victoria Line services. There are currently estate parking bays within parking courts and on-street parking bays on adopted roads. Transport Assessment accompanies this planning application.

SITE AND CONTEXT - FLOOD RISK MAP

SITE AND CONTEXT - PUBLIC TRANSPORT

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2.1.4 Constraints and Opportunities The previous site analysis diagrams describe the existing estate, informing the constraints on and the opportunities for the South Lambeth Estate development. The site is in a mainly residential area with some local retail and food outlets on the site and immediately adjacent. The estate is very well connected to the public transport system and to cycle routes. Kennington and Vauxhall Parks are approximately 500m away from the estate but there is a limited provision of other local open space in the immediate area. The site provides a number of open landscape spaces, however most of them are overly subdivided by railings, making them less accessible and usable, subject to abuse by dog-walkers, and with no clear sense of ownership. The exceptions are the kick about area and the growing areas within the site which are tended by the residents. There is the opportunity to improve the type and quality of the public open space creating a newly landscaped environment offering accessible play for all ages. There is no clear wayfinding or route hierarchy within the Estate with pedestrian routes forced around railings rather than desire lines, and not in high quality welloverlooked environments. Most of the vehicular routes (which are small, local roads) are dead ends, leading to parking areas. There is the potential to create improved vehicular and pedestrian links through the estate, improving connections to Clapham Road and Dorset Road

Where the Houses have active frontages with front doors and windows facing into the street they have have low quality public hard-standing in front of them and ill defined defensible spaces to entrances. Communal entrances are not secure and this has encouraged misuse of these communal stairwells in some Houses. On the Estate there are currently no buildings facing onto Clapham Road. Instead there are two large flank walls from Wimborne and Osmington House addressing the Clapham Road boundary, unlike the historic precedents set by the neighbouring buildings on Clapham Road. Most of the buildings have blank façades on their flanks and Sturminster and Verwood Houses have unclear fronts and backs which creates a lack of clear, legible urban form, making the estate feel disconnected to its surrounding urban grain. There is the opportunity to improve frontages and overlooking in the site in order to increase safety and reactivate and renew the green spaces. Currently the six Houses on the South Lambeth Estate do not form defined urban blocks or frontages which connect or address the immediate context. As so often with 1950s and 1960s design direction the buildings appear to float within the site. Because their location and orientation does not relate to the buildings or urban grain of the surrounding area it creates a visual segregation. and makes the estate seem segregated. There is the opportunity to create a better integrated development, one which addresses Dorset Road and Clapham Road, creating safer more neighbourly streets and open spaces.

SITE AND CONTEXT - SITE ANALYSIS

The existing open spaces on South Lambeth Estate are difficult to access, low in quality and poorly overlooked. This makes them less well used than they should be, and less of a benefit and asset for residents. There is the opportunity to create visual and physical green connections through the site, developing a green link from Clapham Road. This has the potential to improve safe pedestrian movement and create neighbourly social interaction on the estate, and connecting and stitching the estate back into the wider area.

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2.2 Design Evolution 2.2.1 Brief

This section describes the work commissioned by Lambeth leading up to the Cabinet Decision in 2015, and the evolution of the brief during 2016 and 2017 leading to this planning application.

Developing Brief 2014 - 2015 In 2014 Lambeth carried out an assessment across all the Lambeth Council estates to explore the potential for regeneration and the increase in affordable housing in the borough. Lambeth identified the South Lambeth Estate as one with the potential for intervention to provide additional residential homes. Lambeth presented the ‘Building the homes we need to house the people of Lambeth’ report to Cabinet in December 2014. The commitment to deliver more Council homes was approved and PTE was appointed to provide Resident Engagement and Urban Design Services, following a competitive tender in November 2014. The Estate boundary was defined as the remaining six ‘Houses’ on the former South Lambeth Estate, plus the associated public space, roads and parking areas. PTE’s initial approach involved a series of resident events starting with a drop-in introduction in December 2014. The resident focus was not so much on the specifics of design but the principle of development and, quite understandably, how this might affect them as a leaseholder or a tenant. At that time there was no estate wide Tenants’ and Residents’ Association (TRA), with the Wimborne TRA being specifically for Wimborne residents.

PTE adapted the resident engagement to ensure that these emerging concerns were listened to and discussed, and provided residents with the opportunity to reflect and consider and return to discuss their individual circumstances with Lambeth officers and the design team. The focus of the resident engagement was not to select a preferred option, but to look at design approaches and ideas which would enable the delivery of more affordable homes in Lambeth and replacing existing homes for affected current tenants and leaseholders. PTE met with existing leaseholders, tenants, private tenants and retailers, gathering local knowledge, understanding the estate, the residents, existing homes, the aspirations and the concerns.

PTE and Lambeth met with over 80% of households on the estate during this period with many of those being regular participants in events. A Briefing Document and a series of Masterplan Objectives were established and this led to a Lambeth Council Cabinet decision in October 2015 to retain Wimborne House but demolish the five low rise blocks on the South Lambeth Estate. The regeneration will develop new homes, providing 101 replacement houses for existing residents and a minimum of a further 220 additional homes.

Through this engagement developed a series of potential scenarios which could deliver additional homes, and reprovide homes for those residents who would be affected by the regeneration.

The key masterplan objectives for the South Lambeth Estate HOMES

NEIGHBOURHOOD

OPEN SPACES

COMMUNITY USES

WORKING TOGETHER

1. Retain Wimborne House and redevelop the five lowrise Houses - Osmington, Sturminster,Broadstone, Verwood and Swanage (totalling 101 homes to be redeveloped)

4. Create a masterplan with a distinctive character which responds to the existing local context of Albert Square, Bolney Meadow, Dorset and Clapham Roads

7. Provide safe and overlooked open spaces creating landscapes for a variety of outdoor activities such as a tree lined park extending to Clapham Road and a new London square

8. Provide an accessible Community Space for South Lambeth residents adjacent to one of the open space

10. Work closely and communicate clearly with the South Lambeth residents and stakeholders on their aspirations for future proposals

2. Re-provide those 101 homes plus the addition of a minimum of 220 new homes

5. Create a safe and neighbourly environment (streets with front doors and an easily located address). Provide clearly defined pedestrian routes through from Clapham Road to Kibworth Street and Dorset Road

3. Provide new homes which are energy efficient (cheaper to run), meet current space and design standards and which will age well, with limited maintenance

11. Work with those resident groups with specific housing needs such as the elderly residents, or those with disabilities and ensure the proposals going forward reflect these needs

6. Provide a neighbourhood which is not dominated by vehicular routes or parking, only re-providing resident parking in defined areas, and dedicated wheelchair user parking

MASTERPLAN OBJECTIVES OCTOBER 2015

22

9. Provide new retail units onto Dorset Road, closer to Clapham Road

Pollard Thomas Edwards

SCENARIO 1 OCTOBER 2015

SCENARIO 2 OCTOBER 2015


New Houses backing onto Albert Square gardens

DO

RS

ET

Communal landscape and play spaces

RO

AD

New shops and on Dorset Road, with homes above

Residential Courtyard Gardens

born

eH

ous

AD

Pedestrian route only through to Clapham Road

CL

RO

M

HA

AP

A landscaped Avenue park for all

View of the Avenue, looking north from Clapham Road

e

Cobbett Avenue Park

AD

Traffic

AD

RO

RO New mews houses and shared surface landscape

Front doors onto streets - an ‘address’ for all homes

New residential homes along Dorset Road Wimborne House retained, with improvements to entrance and landscape

New landscaped Avenue park M RO AD

— Provides approx. 330 new homes (mix of 1 bed, 2 bed and family houses to be determined) — Retains Wimborne House - 104 existing homes — Total approx 430 homes — Allows all residents to remain on site, with phased decanting — Creates a garden courtyard for residents — Creates a large new landscaped Avenue Park leading from Clapham Road — New community space under Wimborne House addressing the new park — Relocates the existing retail further along Dorset Road — Creates new legible street layout with front doors and an address

HA

— Streets that link with existing streets and neighbourhoods, to lose the ‘estate’ and create a sense of place — Design which encourages neighbourliness and safety, whilst deterring antisocial behaviour — New homes with private external spaces – whether balconies, terraces or gardens — New resident-only gardens and improved open spaces – every space with a purpose — Provide shops on Dorset Road — Homes and environments of the highest quality, long lasting, which will age gracefully

View of the Avenue, looking south from Dorset Road

AP

The Avenue Scenario version 1

AD

N The proposals will deliver the following:

RO

Individual Entrances

Improved landscape adjacent to Melcombe House Gardens

ET

Shop p frontages

pedestrian route only through to Clapham Road

RS

Residential frontages

New spacious homes with good daylighting and energy efficiency

ET

C Co Communal Entrances

RS

Road oad d

Existing ing ng g buildings uilding uil ui uild gs

ROAD

Shops relocated along Dorset Road

DO

New Ne ew buildi building ngs n ng gss g

HAM

CLAP

Keep the street trees on Clapham Road

Ke Key

Pllla P lay ay area a

Wimborne House retained, with improvements to entrance and landscape

Wim

New community space next to landscaped Avenue

Priva Private Privat rivate ivvate Garde rd dens d e en

New landscaped Avenue park

Keep Wimborne House with entrance improvements

Create street frontages to Kibworth Street

Coommunal Com om ommun mmunal al al Green reeen Spac Spa p ce

A Community Space for residents

Community space for residents opening onto landscaped Avenue

CL

Existing and new trees along Clapham Road

View of the Avenue, looking south west from Clapham Road New landscaped social spaces for all

10 June 2016

10 June 2016

S O U T H L A M B E T H E S TAT E R E G E N E R AT I O N

The Avenue Scenario...version 2

S O U T H L A M B E T H E S TAT E R E G E N E R AT I O N

The Avenue Scenario...version 2

New street frontage to Dorset Road

A Community Space for residents New landscaped London Square

DO

RS

ET

New Flats backing onto Albert Square gardens

RO

AD

Wimborne House retained, with improvements to entrance and landscape

Relocated shops onto public square on Dorset Road, with homes above

New community space on Cobbett Square

AD

Melcombe Gardens

Cobbett Square

Keep Wimborne House with entrance improvements

Dorset Square Wim

born

CL

RO

M

HA

AP

A landscaped Avenue park for all

View of The Avenue and Square, looking north from Clapham Road

eH

ouse

Cobbett Avenue Park

HAM

CLAP

Key Ke ey

wor

th

Mew

s

AP HA M

N The proposals will deliver the following:

The Avenue Scenario version 2

— Streets that link with existing streets and neighbourhoods, to lose the ‘estate’ and create a sense of place — Design which encourages neighbourliness and safety, whilst deterring antisocial behaviour — New homes with private external spaces – whether balconies, terraces or gardens — New resident-only gardens and improved open spaces – every space with a purpose — Provide shops on Dorset Road — Homes and environments of the highest quality, long lasting, which will age gracefully

— Provides approx 320 new homes (mix of 1 bed, 2 bed and family houses to be determined) — Retains Wimborne House - 104 existing homes — Total approx 420 homes — Allows all residents to remain on site, with phased decanting — Creates a garden courtyard for residents and a landscaped London Square — Creates a large new landscaped Avenue Park leading from Clapham Road — New community space addressing the new square — Relocates the existing retail further along Dorset Road around a new landscaped square, allowing vehicle access and parking to front of Wimborne House — Creates new legible street layout with front doors and an address

View of The Avenue and Square, looking south from Dorset Road A new landscaped Square

AD

Individual Entrances

New mews houses and shared surface landscape

CL

Shop p frontages

RO

Residential frontages

Improved landscape square adjacent to Melcombe House Gardens

D

Play Play Pla Pl la ayy ar a area

Traffic

A RO

Private rivate riva ivva e iva Garde Garden deens dens

Front doors onto streets - an ‘address’ for all homes

ET RS DO

Communal Com mmuna m munal al Green reen e n Spac Space Space

Kib

New shops onto square, with residential above, along Dorset Road

CL

RO

Co Communal E Entrances

ROAD

AP

HA

ET

Existing Ex ng g buildings uild iildings ldings d s

Residential Courtyard Gardens

M

RS

Road ad d

AD

New buildings building ngs gss g

DO

The Project Brief has developed through the resident, client and stakeholder consultation and dialogue during RIBA Stages 1, 2 and 3, whilst maintaining the Masterplan Objectives as the Cabinet Decision of October 2015.

The Avenue Scenario...version 1

New street frontage to Dorset Road

Melcombe Gardens

S O U T H L A M B E T H E S TAT E R E G E N E R AT I O N

DO

The launch of the Lambeth Council Housing Principles in June 2016 commenced the programme for the South Lambeth Estate Regeneration, with Lambeth introducing the South Lambeth team, and recapping on what the Cabinet Decision in 2015 had established.

The Avenue Scenario...version 1

HA M

A consortium led by the Tibbalds CampbellReith Joint Venture was appointed as Development Management Team to plan the development of the South Lambeth Estate through masterplanning, planning and land assembly.

— To create a high quality masterplan that will be a positive and attractive place to live. Key to this is to ensure that the masterplan and design supports the strong established community at the South Lambeth Estate, supports healthy lifestyles, the wellbeing of residents and reflects the Masterplan Objectives as defined in 2015. — To respond to and work with the Masterplan Objectives for the South Lambeth Estate and to ensure that dialogue is maintained with residents throughout the developing proposals. — To ensure that the new development is made up of a range of open spaces that address a variety of uses and activities from shared public spaces to communal and private gardens. Consultation with residents to inform this strategy has been a focus of the brief evolution. — To create good quality new homes to help to deliver a substantial part of the 1,000 new homes that Lambeth have targeted to provide between 2016 and 2020. — To minimise inconvenience to existing residents and to ensure that the long term benefits of new homes and a new landscaped environment delivers a sustainable community for those residents who currently live on the site. — To ensure that, within the planning and contextual constraints, the site is optimised – creating a viable and deliverable scheme. — To develop a mixed tenure estate, one where there is no visible distinction between tenure and that encourages positive interaction between all residents. — To regenerate the site and to improve its relationship with the surrounding area, improving on the failings of the 1960s estate layout which makes little reference to the surrounding urban grain. — To meet the standards set out by Lambeth as well as those set out at a national level.

S O U T H L A M B E T H E S TAT E R E G E N E R AT I O N

AP

Following the Cabinet Decision in October 2015 Lambeth Council sought to procure a Development Management Team to assist the Council in taking forward the regeneration of the South Lambeth Estate.

The initial project brief for South Lambeth Estate was to achieve and deliver the following:

CL

Developing Brief 2016 - 2017

RO

AD

Pedestrian route only through to Clapham Road Existing and new trees along Clapham Road

New spacious homes with good daylighting and energy efficiency

New shops onto square, with residential above, along Dorset Road

View of The Avenue and Square, south west from Clapham Road New landscaped social spaces for all

10 June 2016

10 June 2016

HOUSING PRINCIPLES LAUNCH JUNE 2016

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

23


During RIBA Stages 2 and 3 the Brief has been informed by the following: — — — — — — — —

ongoing resident engagement and consultation public engagement and consultation regular meetings with Lambeth Planning Officers feedback from the GLA feedback from Lambeth’s Strategic Review Panel monthly meetings with Lambeth project team input from Energy consultants input and instruction from Lambeth Regeneration team

Key developing factors of the brief in this period have been: — To look beyond the site boundary, allowing the masterplan to integrate into its surroundings and maximise opportunities that extend into the wider context. — The development of the Homes for Lambeth: Housing Design Standards has been commissioned by Lambeth Council to ensure the delivery of quality new homes. These Design Standards support the Lambeth Housing Design Principles, and the Homes for Lambeth ambition to deliver a consistently high standard of design quality, and technical performance for all their new homes across the regeneration programme. — The Energy Strategy for the South Lambeth Estate has developed with input from Encraft for Homes for Lambeth, and the appointment of a Passivhaus consultant, Etude, alongside the Energy and Sustainability Consultant TGA. — Following a Passivhaus feasibility study and revisions to the form of the buildings to maximise thermal efficiency the proposed scheme takes an high performing energy efficient Fabric First approach. The homes will be served by a single communal energy centre in line with GLA policy.

— The Housing Needs Data for the existing households on the estate has been updated throughout the RIBA Stages 2 and 3, to reflect the current needs of both existing tenants and leaseholders. This has informed the phasing for the masterplan delivery and the accommodation mix in Phase 1, as this has to reflect needs of the first decant of residents from existing homes. — The Council are aware of existing resident preferences with regard to open plan or separated living accommodation and there is a specific target for unit types to reflect this range. — There is both a need and a requirement to provide wheelchair housing within the masterplan. The brief is that re-provided homes will be designed to suit the requirements of existing residents, with 10% of net new homes across tenures to be to wheelchair adaptable standard. The brief includes 13 person lifts to each core which will assist in the accessibility and practicalities of residents moving in and out of their dwellings. — The site is located in an area which benefits from excellent public transport and there will only be replacement car parking spaces for existing residents plus wheelchair car parking spaces, which has been agreed at 5% of the wheelchair homes, with space within the landscape design to accommodate further spaces should they be needed in the future. The South Lambeth Estate masterplan and detailed Phase 1 reflect this developed brief, maintaining the Lambeth aspiration to provide high quality sustainable homes which meet the needs and expectations of residents. It is a scheme which is welcomed by the wider community, has an identity of its own and transitions sympathetically to the local character of the area.

— Homes for Lambeth propose the use of prefabrication wherever possible to maximise quality and save on installation time. Each home will require MVHR to maintain indoor air quality, and an individual HIU to be served by the estate primary heating network. These have been designed to standard sizes to allow for the potential of prefabricated modules going forward.

CONSULTATION EVENT OCTOBER 2015

24

Pollard Thomas Edwards


Wimborne Resident Discussions: 01.06.2015

Discussions with Estate Shop-owners: 06.05.2015

Event 4: Furthering Ideas 11.06.2015 13.06.2015

ho Total S

Tenant: 118

n

ho

Restaurant /

Leaseholder: 45

Total S

Mar-Azul

Event 3: Developing Ideas 16.04.2015 18.04.2015

Event 2: Emerging Ideas 11.02.2015

=

in g H o u s e h

163/205 (80%)

us e h olds i

ar

+

HOUSEHOLD NEEDS SURVEY RESPONSES FROM THOSE WHO HAD NOT BEEN SPOKEN TO PREVIOUSLY

Ho

e fin e m e n t

4/4 (100%)

ps

E n g a g e d wi

p

Event 1: Information Gathering 10.12.2014

oR

i

nt

Scen

ar

i

el o p m e

Scen

S

l Id

I n it i a

e ri G ath

D ev

t

e e d s Re s

Pollard Thomas Edwards

o

d c lu

E n g a g e d wi

t

h

Resident Engagement

io s

June 2015

te

nar

May

ps

dN

ce

April

MEETING WITH GROUND FLOOR WIMBORNE RESIDENTS

E sta

s/ A n al y sis

March

Tenant: 74

ol

ea

February

Leaseholder: 39

h

ti

on

ng

of Infor ma

Jan. 2015

EMAILS WITH RESIDENTS

113/205 (55%)

E st ate H

o EVENTS 1, 2, 3A, 3B, 4A, 4B

The engagement programme was extended over the summer period with a resident site visit to Packington Estate in Islington and PTE offices, the launch of the South Lambeth website, a resident event and a public summer fun day in September 2015, prior to the Cabinet approval in October 2015. Engagement Summary Timeline 2014 November December

=

TRA MEETING

ag

ses

This section summarises the consultation with various bodies that has taken place from 2014 to the 2015 Cabinet Decision and then from the appointment of Tibbalds CampbellReith in 2016.

olds E ng

w it h

DOOR TO DOOR EXERCISE/ LAMBETH SURGERIES

PTE’s appointment commenced at the end of 2014, through to June 2015. These diagrams summarise the programme of consultation and engagement and the accumulating engagement with residents through to June 2015.

eh us

ed

2.2.2.1 Resident Consultation and Engagement Resident Engagement and Consultation 2014-15

on

2.2.2 Consultation Consultation and engagement has influenced the shaping of this development, from the outset back in 2014.

4/4 (100%)

Wimborne TRA Meeting: 02.06.2015

Site Engagement

Council Engagement

SUMMARY OF CONSULTATION 2014 - 2015

South Lambeth Estate Councillor Briefing 05.02.2015

Site Visit 02.12.2014

Site Visit 26.01.2015

Site Visit 11.02.2015

Presentation to Officers 23.03.2015

Site Visit 19.03.2015

South Lambeth Estate Councillor Briefing 07.07.2015

Meeting with Planning Officers 14.05.2015

Site Visit 26.03.2015

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

Site Visit 18.04.2015

Site Visit 04.06.2015

25


The consultation board below summarises the developing scenarios through from 2014 to June 2015. It was concluded by Lambeth Council through this process that Wimborne House should be retained. The Briefing document presented to Cabinet in October 2015 approved the principle of the regeneration of the South Lambeth Estate, with the retention of Wimborne House.

This early engagement process enabled Lambeth and PTE to introduce the residents and retailers to the potential of development on the Estate. The regeneration scenarios that emerged through the engagement process responded to the feedback from, and discussions with, the residents. The main points made by residents in general through this process were: people like living in the location the green spaces could be so much better some homes could be specifically for the elderly there should be shops in all scenarios a community space for residents is important high quality energy efficient homes are important traditional streets with front doors would be safer new homes with more space and storage would be desirable

2

London Square Scenario version 2

Summary of the resident engagement to date December 2014 Information Gathering in Wimborne House foyer February 2015 Sharing Emerging Ideas at Bolney Meadow Community Centre Scenario 1 Scenario 2 streets + private gardens streets + landscaped avenue

Scenario 3 landscaped London squares

Landscaped Avenue Scenario version 3

April 2015 Sharing Developing Ideas at Bolney Meadow Community Centre Landscaped Avenue Scenario

London Square Scenario Str ee rth

Dorset Square

bb

bb

Road

dings

Communal Entrances

ett

Re Co siden Ga urtya tial rde rd n ett

Play

Str eet

C D

Ro a

d

E

gs

Road

dings

Communal Entrances Traffic

e

Traffic e

bb

Str eet

am

gs

ett

Co

Pa rk

Cla ph

Communal Gardens

ett

ce

m

Co

B

Pla

ph a

Co

Play

rth

Cla

F

tR oad

ce

E

D

Community space

rse

Pla

Sq

Play

wo

C

ett

F

Kib

G

bb

bb

B

Play

Communal Gardens

Co

Community space

Co

Re Co side Ga urtya ntial rde rd n

A

Do

A

tR oad

re

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Play

ua

Do

Kib

wo

Kib

wo

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Str ee

3

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Landscaped Avenue Scenario version 2

1

Ro a

— — — — — — — —

SOUTH LAMBETH ESTATE

Residential frontages

Residential frontages Shop frontages

Shop

4 “Good to keep Wimborne as Lambeth has spent money on it recently” “Pleased to see that there is no route for cars through to Clapham Road” “Shops in a good position” “like bits of this one and bits of the other Wimborne one” “Make sure you don’t lose too many trees” “Will I be able to afford my new home - my flat is worth far less than the new homes will be?”

RESIDENT COMMENTS JUNE 2015

26

Pollard Thomas Edwards

“I like the traditional street layouts and squares - safer place to live” ”It is good that new homes will be bigger, brighter” ”It would be good for my mum to live in a flat rather than a house” “Will my rent go up if I have to move into a new flat?” “I liked the idea of a through route for cars to Clapham Road” “Potential for Drop-in Centre?”

June 2015 Sharing Further Developing Ideas at Bolney Meadow Community Centre Landscaped Avenue Scenario version 2 London Square Scenario version 2

Landscaped Avenue Scenario version 3

“I like all the ideas especially now the through road is not included” “Yes, keep Wimborne House” “Lots of green space is good” “I would like to live in a small flat block with other older people” “Don’t want Wimborne House to be kept” “Worried about whether I can afford to stay on the estate” “Not sure if square in front of shops is good idea?”

5

September 2015 The boards today show these three scenarios again and what will happen next September 2015

SUMMARY OF SCENARIOS OCTOBER 2015

Leaseholder: 8

Leaseholder: 4

Leaseholder: 2

Tenant: 18

Tenant: 9

Tenant: 5

26/28 (93%)

13/14 (93%)

7/12 (58%)


Resident Engagement and Consultation 2016-17 Following Tibbalds CampbellReith appointment in May 2016 the engagement with residents continued. The South Lambeth Engagement Manager has been leading and coordinating the programme of events, with a detailed Residential Engagement Report accompanying this planning application.

Workshops and Site Visits The engagement strategy has developed with the residents input and following the discussions on the masterplan design process at REP meetings PTE hosted a workshop in July 2016 to demystify the process and to discuss and explain the masterplanning process. This explained the terminologies that are so often used, empowered the residents with more knowledge and understanding and encouraged their input in shaping their environment.

The starting point was the Cabinet approval for partial redevelopment of the South Lambeth Estate, retaining Wimborne House, the creation of a minimum additional 220 new homes and the replacement of the 101 homes in the lower blocks to be demolished. This strategy is underpinned by the 11 Masterplan Objectives for the Estate.

Residents wanted to see a phased residential project and in July 2016 a group of residents were taken to New Union Wharf in Tower Hamlets to give residents the opportunity to see a regeneration scheme under construction, and speak to both the contractor and the resident group. A workshop session was held with the gardening group on the estate, and a local walk about with residents look at different types of open spaces, reviewing how successful landscape can be when they utilise the open spaces between buildings, rather than being left over spaces. These interactive sessions provided opportunities for residents to experience other environments and discuss what they liked, did not like, and how some aspects might be relevant South Lambeth Estate.

The adjacent images are the two potential scenarios which retained Wimborne House. The aims of the resident engagement and consultation throughout RIBA Stages 1 - 3 have been to:

Resident Engagement Panel (REP) The Resident Engagement Panel (REP), represents the leaseholders and tenants from all the six Houses on the estate.

The masterplanning process Standards and regulations - for streets, homes, open space, play, distances, heights... Consultation and engagement- residents, neighbours, planners, councillors, stakeholders conservation, highways, trees, urban design...

Scale of buildings Site History

The Site Existing trees

REP meetings have continued monthly throughout informing residents of process, progress, and discussing and listening to views on the developing masterplan and discussing the key guarantees and practicalities of moving from their existing homes to new homes. All consultation and engagement information has been discussed with REP prior to any open events or workshops.

Neighbouring buildings

Underground services

Existing homes and residents

Options

Understanding the site and understanding the brief

Replacement Houses

Retail

The Brief Roads and Parking

Design options Options

Existing Homes Landscape

Options

New Homes

Options

Design development and costing the options

Agreeing a masterplan

developing the design, the architecture

— Provide residents with genuine opportunities to contribute opinions, feedback and shape the masterplan. — Provide a range of activities to reach out and engage with the varied resident demographic, ensuring residents are kept informed throughout the process. — Provide opportunities for residents to develop skills and knowledge so they can understand the processes involved. — Identify and reach out to all residents.

Communal Play

DIAGRAM EXPLAINING MASTERPLANNING PROCESS Pollard Thomas Edwards : South Lambeth Workshop 1 : July 2016 16

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

LANDSCAPE WALK-ABOUT 2016

27


S O U T H L A M B E T H E S TAT E R E G E N E R AT I O N

This is the current Stage 1 Masterplan Strategy which we would like to get your feedback on today pote neighbntial for a garde ourhood with lo n square cal sho ps

Consultation Response and Feedback on Masterplan The current masterplan strategy was received positively with key issues being:

O

RS ET

RO

A

D

an e reside nclosed nt gard en to Melco m House be

priva gard te backin ens the gag onto of the rdens Square Albert home s

D

a lan park, wdscaped planti ith play, ng a trees nd

M A LA

PH

building heights key

C

— Whether there is enough provision for schools and doctors within the area for the increased number of homes on the estate. — Making Melcombe House gardens more usable was seen positively — The local shops should be put back into the same place they are now. — Concerns were raised about construction traffic. — Residents felt that the courtyard block landscaped space should be open to all residents — Residents keen to see more provision for play on the estate. — The kick about space is a key focus for young people on the estate. — There was a concern about the low provision of parking for the new residents – it was explained that this is based on planning policy. — The majority of people felt that the new Community Room should be placed under Wimborne House.

D

A

Discussions and activities were also based around gathering further input on the proposed Community Space and the landscape approach throughout the regeneration.

M A S T E R P L A N S T R AT E G Y

RO

Resident and Neighbourhood Fun Day A Fun Day was held in October 2016 where the working masterplan strategy for South Lambeth Estate was discussed with residents and neighbours and local stakeholders.

a land sc fron aped Claph tage to am Ro ad

areas requiring further discussion before inclusion within the regeneration

0HWUHV

al Looking South West

looking south west

Aerial Looking South East

Aerial Looking North West

looking south east

Aerial Looking North West

looking north west

Please speak to one of the team or make your comments on post-it notes and add to the board, thankyou

SOUTH LAMBETH DEVELOPING MASTERPLAN OCTOBER 2016

FUN DAY PHOTOGRAPHS OCTOBER 2016

28

Pollard Thomas Edwards


Architectural Walk-about Following the success of the Landscape walk-about with residents an Architectural walk-about was organised in November 2016, when a group of residents, Lambeth representatives and PTE visited four relevant schemes to look at comparable aspects - heights, streets, gardens and balconies, relationships with open spaces, landscape and building materials.

At the monthly REP in November the updated masterplan was discussed in advance of the Public Exhibition to be held in January 2017. The key issues discussed were: The landscape: the landscape design had been further developed – responding to feedback from the Fun Day and the local walkabout. It was agreed it would include growing areas within the open space and resident only areas; communal gardens, open, useable by all ages and abilities and overlooked for safety. A ball games area located to the south of Wimborne was the consensus from the Fun Day.

The main feedback from this was: — The new development on the estate must ensure that it feels like a neighbourhood and is integrated into the existing streets. — Play is extremely important to residents and this must be usable. — Different balcony types were seen positively. — Clear signage and good lighting was important. — Residents liked the variety of street widths within the schemes.

The community space: the preferred location from the Fun Day was for the Community Room to be under Wimborne House and opening onto the new landscaped area, with a play area close by. The square block: this included a pedestrian route through this shared resident garden giving visual connections between the community space at the foot of Wimborne through to the north of the estate.

Trafalgar Place

Aylesbury Site 7

Developer: Lendlease Architect: dRMM

Developer: L&Q Architect: Pollard Thomas Edwards

London Borough of Southwark 2015

London Borough of Southwark Complete 2017

Melcombe House and the garden: previously there had been proposed a building adjoining Melcombe House but this has further developed to be a building which provides the final side to the square, but not touching. Homes and gardens: the masterplane maximises the numbers of homes with gardens – with maisonettes over ground/first floors.

2

SITE AREA (M /Ha) NUMBER OF HOMES DENSITY - HOMES/HECTARE NUMBER OF STOREYS

9200/0.92 235 250 4-10

SITE AREA (M2/Ha) NUMBER OF HOMES DENSITY - HOMES/HECTARE NUMBER OF STOREYS

Burgess Terrace

Old Bayliss School

Developer: L&Q Architect: Levitt Bernstein

Developer: Henley Homes Architect: Conran and Partners

London Borough of Southwark 2014

London Borough of Lambeth 2015

Access, parking, servicing, refuse, fire: how the refuse will be collected, making sure there is parking for existing permit holders, and wheelchair users, how access might be used – by residents or visitors in cars, deliveries or fire vehicles.

8,800/0.88 147 167 3-10

The masterplan updates were well received with the exception of the potential retail wrapping round from 124 Clapham Road at ground floor. This was reviewed and omitted in the light of this feedback and the masterplan was updated and discussed again with the REP prior to the Public Exhibition in January 2017.

SITE AREA (M2Ha) NUMBER OF HOMES DENSITY - HOMES/HECTARE NUMBER OF STOREYS

3700/0.37(E 60 162(E) 3-10

SITE AREA (M2/Ha) NUMBER OF HOMES DENSITY - HOMES/ HECTARE NUMBER OF STOREYS

RESIDENT HAND OUTS FOR SITE VISITS NOVEMBER 2016

13200/1.32 149 113 2-6

ARCHITECTURAL WALK-ABOUT NOVEMBER 2016

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

29


SOUTH L AMBETH ESTATE REGENER ATION

WHAT HAS CHANGED SINCE THE OCTOBER C O N S U LTAT I O N E V E N T ?

EMERGING MASTERPLAN

Since the Fun Day we have been looking at the regeneration in more detail. This is the masterplan as discussed at the Fun Day noting the main areas that we have been looking at. The Former Phoenix pub (converted into flats) is not within Lambeth’s ownership and the masterplan has to assume it will stay in place. The revised design still includes shops at ground level following the positive comments from the residents regarding the reprovision of local shops in this location.

The main aim of the exhibition was to update on the development of the masterplan and initial building forms. The exhibition highlighted the key changes from the October fun day which included:

The regeneration also will improve the entrance and immediate surroundings of Wimborne House (see separate board).

1

2

x Phoeni Formertained as Pub re isting ex

rian Pedest rough th route resident shared rden ga

DO

RS

ET

RO

AD

Comm unity room un Wim der Hous borne new lae next to nd sc ap and pl ayspac e e

ce Distaneen betw rne Wimbo and House ilding bu w ne eased incr

DO

RS

ET

7

RO

AD 3

Lambeth b th aree discussin discussing ing the area adjacent j to Melcombe House (see separatte board ard rrd d ds) ds s.

7

It has been decided that the the historic part of 124 Clapham Road ‘The Village’ should be retained, as it within a Conservation Area and is part of the historic fabric of the area.

New vie and ro ws betw ute Block een C&D

At the Funday in October, residents said that the preferred location for a community room would be under Wimborne House, adjacent to the new landscape play area. (see separate board)

UE

Severa l re grow sident gard ing acro ens regeness the ration

AP HA 4

CL

6

UE BE RT AV EN

ng

AL

n g b u il d i

Areas requiring further discussion before inclusion within the regeneration

Current Masterplan Layout, showing building heights.

s on

in

i s ti

th

e e s it

Plan sh ow

ex

Building Heights Key

ned realig Mewseate more to cr e gardens privat k to local and linet patten stre

5

g

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Building Heights Key

AD

3

2

6

‘The (124 Village’ Road) Clapham re and ad tained apted

ed D mov Blockay from aw son Wilkin and StreetSquare Albertrdens Ga

RO

PREVIOUS MASTERPLAN AS DISCUSSED AT OCTOBER FUN DAY

The main feedback received was: — Wilkinson Street and Albert Square residents were concerned about the proximity of building and balconies overlooking gardens. — Residents on Clapham Road were concerned with the height of the adjacent new buildings. — Neighbours want the new buildings to be a light coloured building material as the current buildings. — Residents gave some ideas for play spaces including table tennis, chess boards on the floor and seating. — Residents were keen to see what their new homes would look like. — Neighbours do not want Albert Avenue to be opened up as it had suffered anti social behaviour in the area, and is soon to be gated from the south. — Front doors/gardens on the street were welcomed. — Solid balconies were preferred for privacy. — The initial designs for the community room were welcomed. — The improvements to landscaping near Melcombe House was welcomed. — There were discussions about the entrance to Wimborne and how this could are could be improved.

Heig corner ht of ra to mat ised Wimbo ch rn House e

BE RT AV EN

Retention of the 124 Clapham Road building (Village) Changes to the development near Albert Square Development of the landscape strategy No development of the Phoenix Landscaping along Clapham Road

isting The exs to be shop ided on reprovet Road Dors to a new and onscaped land are’ ‘squ

Look improv ing at to M ements house elcombe resid garden ents

1

— — — — —

Following feedback from the Funday, further consultation with residents, and discussions with key stakeholders, the masterplan has been further developed. This is the current masterplan with the key changes noted.

AL

Public Exhibition January 2017 The public exhibition was held in the new South Lambeth Engagement Hub in a void flat in Broadstone House.

SOUTH L AMBETH ESTATE REGENER ATION

5

4

The masterplan has been revised to respond to the existing street layout of Albert Avenue.

Meetings have been held with Transport For London to discuss how the overly wide pavement along Clapham Road can become part of the improved landscaped open space.

What do you think? Please speak to one of the team or put post-it notes on the comments board, thankyou.

SOUTH L AMBETH ESTATE REGENER ATION

S O U T H L A M B E T H E S TAT E R E G E N E R AT I O N

SECTIONS THROUGH THE EMERGING MASTERPLAN

DESIGN FOCUS - CHARACTER

These are sections through the proposed regeneration with the demolished buildings dotted in the background.

A - Sketch view from Clapham Road

B - Sketch view from Clapham Road

A B

C

D

KEY This indicates where the sections are located across the regeneration. Building Heights Key

Sketch view looking south east towards Clapham Road

C - Sketch view to new neighbourhood square

CONSULTATION BOARDS JANUARY 2017

30

Pollard Thomas Edwards

D - Sketch view north up Albert Avenue

CONSULTATION EVENT PHOTOGRAPHS JANUARY 2017


Block pushed away from Albert Square and Wilkinson Street to increase overlooking distances

REP meeting The REP monthly meetings and drop in sessions continued through this period, which transitioned from RIBA Stage 2 to Stage 3.

Proposed orientation of proposed blocks relate to existing orientation of Albert Square and Clapham Road

N SO KINEET WILSTR

AL

BE

RT

Width of block decreases towards Dorset Road in order to increase width of public square

SQ

UA R

Block D pushed away from Albert Sq /Wilkinson Street to sit on existing Swanage House footprint

ME L HO COM US BE E

E

BE

C

RT

E LB

AL

E AR QU

BE

RT

S

A

B

N OL

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M

EA

DO

W

E

RT

4 E

RT

BE

F

AL

5

AL

R UA

E

BE

SQ

RT

KIB

W

BE

NV

ILL

OR

TH

ST

EH

OU

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US

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SE

B

O EH

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A DO

The main changes were:

PA L

FR

EY

PL

RS

4

KIB NV

ILL

EH

6

6

OU

SE

DO

W

ES

TE TA

DO

RS

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PA L

FR

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PL

OR

TH

ST

RE

ET

AD RO

4

Taller block projects out to form landmark building next to new public square

AC E

W

BE

6

AD RO

VI TH LL E AG E

L

EA

6

3

5 ET

BO

M

NU

6 storey Clapham Road frontage with a 5th floor set back

N

R BO

WIM

— the positioning of the taller building, setting it back from Dorset Road to improve the relationship with the neighbourhood square and immediate context, as requested by Lambeth planning officers — Joining the buildings as they turn the corner adjacent to Melcombe House, which responded to the planners comments about this being an area of concern — Moving buildings further away from Albert Square, to be in line with the existing Swanage House in response to planning and neighbouring resident comments

RE

16

Y NE

AV E

E

F

Taller building pushed back from Sorset Road to mirror Benville House opposite.

ME L HO COM US BE E

E

C

NU

The REP in May described the changes to masterplan which had come out of the Planning meetings with Lambeth and feedback from the previous consultation event. This REP was in advance of the Public Consultation event later in the month.

SQ

UA R

D

AV E

N SO KINEET WILSTR

AL E AT ST

Blocks linked together forming a 5 storey street edge with a 4 storey garden edge

Neighbourhood Square widened and rotated to address Dorset Road

AC E

VIL TH LA E GE

CL AP

M

AD RO

HA

M

AP

HA

CL AD RO

Stage 2

Stage 2 Updated

Storey heights are indicated on each block

OV

AL

Storey heights are indicated on each block

OV

AL

PLA

RS

ET

ET RE KIB

W

OR

TH

ST

RE ST TH OR W KIB

DO

DO

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28

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Stage 2: Key Dimensions

.5M

Ve rw

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mb

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32

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-32

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25

use

18 Sw

ou

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se

Sw

35

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14

M

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Stu

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29

Br o ne

Stu

ter

Ho

M

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35

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Br o

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14 26

PLA

CE

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These are dimensions between external walls at upper levels, not including set back gallery access, inset balconies or ground floor colonnades.

R

Stage 2 Updated: Key Dimensions

These are dimensions between external walls at upper levels, not including set back gallery access, inset balconies or ground floor colonnades.

MASTERPLAN DEVELOPMENT DIAGRAMS MAY 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

31


SOUTH L AMBETH ESTATE REGENER ATION

Public Exhibition May 2017 The Stage 2 Public Exhibition was held on 16 May 2017 with residents, councillors and neighbours invited to attend. The developing masterplan, and the responses to previous comments were well received with the main feedback summarised below: — Residents of Albert Square and Wilkinson Street acknowledged that the changes were good, and appreciative of fact that voices had been heard and responded to. — Many of the Albert Square residents noted they had no specific concerns with facing balconies as they know the use of them is quite minimal. — Having the event in Broadstone made people understand how non-soundproofed the existing buildings are compared to the proposed, so again they realised that noise would not be a problem. — Residents on the corner of Albert Square were concerned about access to their rear gardens and it was agreed that a secure footpath would be provided to their rear gardens/bike sheds via the new mews — Albert Square residents noted that they would like access to the new landscaped play areas via Albert Avenue or the gated Albert Square access but understood that this is outside of Lambeth’s control. — It was noted that residents who will be decanted are wanting to see the proposed house types in more detail to understand how the move will be positive in terms of space offered, what amenity space they will be re-provided and how their homes will be warmer. — Residents from outside the estate were enthusiastic about the future community room and play area, being a positive move for the estate and wider neighbourhood with regards to community engagement.

EMERGING MASTERPLAN

Following feedback from the 9th January consultation with residents and discussions with key stakeholders, the masterplan has been further developed. This is the current masterplan with the key changes noted. g set t buildin Taller from Dorse back Road

Building set back to provide a new neighbourhood square

ident Shared res ed landscap no h courtyard wit through link

ed link ich cks wh Blo ether es the tog prov caped im nds mbe la elco ns M arde G

Ground floor improvements to Wimborne House entrance providing access on both north & south sides

k of Bloc Length duced D re ise to minimct to the impa House be Melcom ilkinson and W Homes Street

Block ed to D movSwanage t ng ti is ex se footprin s Hou maintain s which g distance s g n ti in exis n build betwee

Layout allows for access to existing bike stores for Alb Square residenert ts

Block with E aligns out Blonewly setck increa D which distanc ses the the pr es betwee oposed n existing a buildin nd gs

n beeer as D h urth ck k f rt Blo t bac Albe se from uare Sq

Building Heights Key 1

4/6

2

6

3

8

4

11

4/5

16

5

22

Current Masterplan Layout, showing building heights. What do you think? Please speak to one of the team, fill in a feedback form or put post-it notes on the comments board, thank you.

CONSULTATION BOARDS MAY 2017

CONSULTATION EVENT PHOTOGRAPHS MAY 2017

32

Pollard Thomas Edwards


Proposed 1 Bed 2 Person Flat - Option 1

Existing 1 Bed 1 Person Studio

Proposed 2 Bed 4 Person Maisonette - Option 2

Flat Plan

REP Meeting Following on from discussions at the public exhibition the types of proposed new homes were discussed with the REP group.

Entrance Entrance

Studio Plan

Surveys had been carried out of existing homes on the estate to enable the proposed new homes to be directly compared to the existing and allow residents a better understanding of the current space standards and accessibility standards which will apply.

Utility

3.3m/10’8”

4.9m/16’1”

5.3m/17’3”

Living/Dining/Bedroom 22.0m2 (237sq.ft)

UP

Bedroom 1

ST

Bedroom 2

Kitchen

ST

3.3m/10’8”

ST

WC

ST

Bathroom

ST

Bathroom

Kitchen

3.5m/11’5”

There are a range of proposed home types, with some maisonettes having separate living and kitchen spaces and others with combined living/dining/kitchen spaces.

Living/Dining

4.5m/14’8”

Entrance

21.9m2 (236sq.ft)

Utility

4.8m/15’7”

4.8m/15’7”

Bathroom

Living/Dining 23.0m2 (248sq.ft)

Bedroom 1

4.0m/13’1” 4.8m/15’7”

Entrance

Upper Level

Garden

The feedback from this was that residents: — liked having choices, in separate kitchens or combined living/kitchen/dining. — that they like the proportions of their existing living spaces. — that storage is always important. — that they understood that the current space standards are larger than their existing homes.

Balcony

Combined Space

Bedroom

Dining

Living g

B1

+

Bedrooms Lower Level

+

B1 0HWHUV

0HWHUV

22m2

12.0m2

(130sq.ft)

B1 0HWHUV

15.1m2

+

(163sq.ft)

B2 13.1m2 (141sq.ft)

(237sq.ft)

)HHW

)HHW

Room Sizes

Existing Area

Kitchen

40m

Storage

)HHW

Room Sizes

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Bathroom

Kitchen

2

52m

2

(431sq.ft)

7.7m2

1.2m2

3.7m2

(83q.ft)

(13sq.ft)

(40sq.ft)

Living

+

(560sq.ft)

Existing 3 Bed 5 Person Maisonette

Dining

Storage

81m

+ 21.9m2

3.0m2

4.1m2

(66q.ft)

(33q.ft)

(44q.ft)

Room Sizes

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Bathroom

Kitchen

Dining

Storage

WC

Bathroom

+

(872sq.ft)

Proposed 3 Bed 5 Person Flat - Option 1

Living

2 10.0m2

23.0m2

3.0m2

2.8m2

4.6m2

(108sq.ft)

(248sq.ft)

(33sq.ft)

(30sq.ft)

(50sq.ft)

Existing 4 Bed 6 Person Maisonette

Bedroom 1

Living/Dining 19.5m2 (210sq.ft)

Utility

Bedroom 3

Bathroom 4.2m/13’8”

4.2m/13’8”

Entrance

Bedroom 2

Kitchen B

WC

4.8m/15’7”

Bedroom 1

Living/Dining 19.5m2 (210sq.ft)

Bedroom 4

B 4.8m/15’7”

UP

ST ST

UP

ST ST

Kitchen WC Bathroom

Entrance

Bedroom 3

Kitchen

Bedroom 1

Bedroom 3

5.6m/18’4”

Bedroom 2

WC

Living/Dining

Bedroom 2

23.6m2 (254sq.ft)

Bathroom

Entrance

Lower Level

Upper Level

4.2m/13’7”

Lower Level

Upper Level

Terrace

Floor Plan

Bedrooms

B1

+

10.8m2

0HWHUV

(116sq.ft)

Bedrooms B2 10.0m2 (108sq.ft)

+

B2 6.6m2 (71sq.ft)

)HHW

B1 12.6m2

0HWHUV

+

(136sq.ft)

Bedrooms B2 11.4m2

+

(123sq.ft)

B3 8.5m2 (91sq.ft)

)HHW

Room Sizes

Existing Area

76m

Kitchen

2

(818sq.ft)

Living

Dining

Storage

WC

Bathroom

6.1m2

19.2m2

1.0m2

1.0m2

4.1m2

(66sq.ft)

(207sq.ft)

(11q.ft)

(11sq.ft)

(44sq.ft)

B1 11.1m2

0HWHUV

+

(119sq.ft)

B2 10.7m2

+

(115sq.ft)

B3 7.9m2 (85sq.ft)

+

B4 6.6m2 (71sq.ft)

)HHW

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Room Sizes Kitchen

2

+

88m

(947sq.ft)

Living

Dining

Storage

WC

Bathroom

86m

+ 11.6m2

23.6m2

3.0m2

3.3m2

4.4m2

(125sq.ft)

(254sq.ft)

(32sq.ft)

(36sq.ft)

(47sq.ft)

Room Sizes

Existing Area

Kitchen

2

(926sq.ft)

Living

Dining

Storage

WC

Bathroom

+ 6.9m2

19.5m2

2.9m2

1.0m2

4.1m2

(74sq.ft)

(210sq.ft)

(31q.ft)

(11sq.ft)

(44sq.ft)

A SELECTION OF THE EXISTING AND PROPOSED BOARDS MAY 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

33


Proposed 2 Bed 4 Person Maisonette

SOUTH L AMBETH ESTATE REGENER ATION

Proposed 3 Bed 5 Person Flat

WIMBORNE HOUSE: EXISTING ENTRANCE Flat Plan

EŽ ůĞǀĞů ĂĐĐĞƐƐ Ͳ ƐƚĞƉƉĞĚ and ramped entrance

The main feedack was:

'ƌŽƵŶĚ ŇŽŽƌ ůĞǀĞů ďŝŶ ĐŚƵƚĞ ĐƵƌƌĞŶƚůLJ ďůŽĐŬĞĚ Žī

7

ϰ dž ƌĞĐLJĐůŝŶŐ ďŝŶƐ ůŽĐĂƚĞĚ along the entrance road to o tŝŵďŽƌŶĞ ,ŽƵƐĞ

8

— The residents of Wimborne House were supportive of the principle of access via the southern elevation, onto the new landscaped park area, and the relocating of the recycling bins in a specific ground floor refuse store. — The residents on the ground floor of Wimborne did not want any changes to their gardens or access to their homes.

Flats 101,102 & 103 Shared Entrance Access

2

Waiting Area

14.3m2 (154sq.ft)

3

Bedroom 3

4.3m/14’1”

Fire Exit Stairs

ST & HIU

3 Electric Cupboard

3

5 Concierge

Living/Dining/ Kichen

ST

WC

ST

Kitchen

WC

WC

Inconvenient nien nt to t use KǀĞƌͲƐƉŝůůŝŶŐ Unsightly ƩƌĂĐƚƐ sĞƌŵŝŶ

HIU

St. Resident Bin Chute Access

Bin Chute Zone 6

ST

Resident Gardens

ST

ST

Resident Gardens

8

UP

Bin Chute Collection Point

External Bin Store Area

Living Bedroom 2

Play Area

15.3m2 (165sq.ft)

Bedroom 1

ST

Plan: Existing Entrance to Wimborne House

4.3m/14’1”

MVHR 4.3m/14’1”

Existing Entrance

Existing Refuse Strategy

Entrance

Deck Access

Balcony

Entrance

Balcony

Upper Level

Bedrooms

Bedrooms

+

B1 0HWHUV

Existing Concierge Lobby

15.1m2

(163sq.ft)

Each home was discussed, explaining the different types of maisonettes, flats, the introduction of the shared roof garden, and the sizes of the new homes compared to existing.

B1

(124sq.ft)

12m2

0HWHUV

+

(129sq.ft)

B2

+

12m2 (129sq.ft)

B3 8.7m2 (94sq.ft)

)HHW

Room Sizes

Minimum Area Size, set by planning policy - the Homes for Lambeth Space Standards

80m

Kitchen

2

Dining

Storage

Living

WC

Room Sizes

Minimum Area Size, set by planning policy - the Homes for Lambeth Space Standards

Bathroom

Kitchen

2

87m

+

(861sq.ft)

The main feedback was:

B2 11.5m2

)HHW

— residents liked the choices of layouts. — residents wanted the rear garden walls to be increased in height, and this was then adjusted to reflect that concern.

35.2m2 (379sq.ft)

Bathroom

Bathroom

Lower Level

A further REP meeting was used to discuss the Block A homes, which will be Phase 1 of the development, constructed before any demolition of existing homes.

Bedroom 2

Entrance

'ĞŶĞƌĂů ǁĂƐƚĞ ďŝŶ ƐƚŽƌĞ located to the rear of tŝŵďŽƌŶĞ ,ŽƵƐĞ

ͻ ͻ ͻ ͻ

Dining/Kitchen

2

Ramp Access

Concierge does not have a good view of all areas

6

Bedroom 1

3.6m/11’8”

5

Flat 104 Entrance Access

No through route to other ƐŝĚĞ ŽĨ tŝŵďŽƌŶĞ ,ŽƵƐĞ Ͳ ŶŽ ĐŽŶŶĞĐƟŽŶ ǁŝƚŚ ƌĞƐƚ ŽĨ estate, landscape or play area

3.6m/11’8”

4

MVHR

1

Lift

3

Clapham Road Dorset Road

7 Recycling Rec Re Rec ecyc cyccling liing gB Bins x 4 Bins

Narrow entrance doors ǁŚŝĐŚ ĂƌĞ ĚŝĸĐƵůƚ ƚŽ ƵƐĞ for wheelchairs and prams

9.8m/32’1”

Single Entrance point of Dorset Road

2

3.9m/12’8”

1

Flat Plan

Lift

REP Meetings Further meetings were used to discuss the proposed changes to the ground floor entrance to Wimborne House, looking at what currently works well and what could be improved upon.

14.3m2

15.3m2

3.2m2

3.0m2

4.7m2

(154sq.ft)

(165sq.ft)

(34sq.ft)

(34sq.ft)

(51sq.ft)

WC

Bathroom

35.2m2

2.5m2

3.0m2

5.3m2

(379sq.ft)

(27sq.ft)

(32sq.ft)

(57sq.ft)

Dining

+

(936sq.ft)

Proposed 2 Bed 4 Person Flat

Storage

Living

+

Proposed 1 Bed 2 Person Flat

SOUTH L AMBETH ESTATE REGENER ATION Flat Plan

Flat Plan

WIMBORNE HOUSE: PROPOSED ENTRANCE

Dorset Road Entrance

Key Design Principles - Retain existing entrance from Dorset Road side

MVHR & ST HIU

- Provide additional entrance to the rear of Wimborne House introducing a direct connection for Wimborne House residents to the landscaped park , play area and community room.

Bedroom 1

Bedroom 2

- All routes to be gently ramped to the entrances and bin stores as part of the landscape removing the need for steps - The existing bin chutes from upper floors will remain as existing

Bedroom 1

- Recycling bins will be relocated in a store together with general waste Eurobins for ground floor flats.

MVHR

- Provide a single refuse collection point for recycling and general waste lorries.

ST

ST

HIU Bathroom

Bathroom Parking

2

Potential separate direct entrances for Flat 104

Parking

Potential separate direct entrances for Flats 101, 102 + 103

ST

Ramped Entrance

Entrance 9

Canopy Over

4

3

4.8m/15’7”

Outdoor Seating Area

Living/Dining/Kitchen 23m2 (248sq.ft)

Entrance

1

5

Living/Dining/ Kitchen

Fire Exit Stairs

5.5m/18’1”

Seating Area

Existing Electric Cupboard

Cleaners St.

Concierge 16m2

26.6m2 (286sq.ft)

4.5m/14’8”

9

Lift

8

4.8m/15’7” Lift

Flat 104 Garden (Possible Residents Access via Gate)

10

Flat 103 Garden (Possible Residents Access via Gate)

Seating Area

1

Bin Store

5 Entrance

10

Bin Chute Collection Point

6

Balcony

7 4

Community Room

3 Canopy Over

Garden

Clapham Road

Play Area

Bedrooms Proposed Entrance to Wimborne House

Bedroom

0HWHUV

Scale 1:100

B1

Proposed Entrance

0HWHUV 1

Two entrance points from ĞŝƚŚĞƌ ƐŝĚĞ ŽĨ tŝŵďŽƌŶĞ ĞŝƚŚĞƌ ƐŝĚĞ ŽĨ tŝŵďŽƌŶĞ ,ŽƵƐĞ ŝŶƚƌŽĚƵĐĞĚ

2

Both entrances are level access for ease of use

3

Larger entrance canopy ŝŶƚƌŽĚƵĐĞĚ Ͳ ƉƌŽǀŝĚŝŶŐ ŝŶƚƌŽĚƵĐĞĚ Ͳ ƉƌŽǀŝĚŝŶŐ ďĞƩĞƌ ƐŚĞůƚĞƌ ĂŶĚ ĂůůŽǁƐ ďĞƩĞƌ ƐŚĞůƚĞƌ ĂŶĚ ĂůůŽǁƐ ĞŶƚƌĂŶĐĞ ƉŽŝŶƚ ƚŽ ďĞ ĐůĞĂƌůLJ ŝĚĞŶƟĮĞĚ ďLJ ǀŝƐŝƚŽƌƐ ĐůĞĂƌůLJ ŝĚĞŶƟĮĞĚ ďLJ ǀŝƐŝƚŽƌƐ

4

Glazed entrances with views through to the landscaped areas outside ĂŶĚ ĐŽŶŶĞĐƟŽŶ ƚŽ ƚŚĞ other areas of the estate

ͻͻ Landscape and Play area ͻͻ WĂƌŬŝŶŐ ͻͻ Community room ͻͻ Other areas of estate ͻͻ ŽŵŵƵŶŝƚLJ ,Ƶď

5

^ĞĂƟŶŐ ĂƌĞĂ ƌĞƚĂŝŶĞĚ͘ EŽǁ ^ĞĂƟŶŐ ĂƌĞĂ ƌĞƚĂŝŶĞĚ͘ EŽǁ a larger space that allows ĨŽƌ ǀŝĞǁƐ ŽƵƚƐŝĚĞ Ͳ ƚĂdžŝ ƉŝĐŬͲƵƉ͕ ĚĞůŝǀĞƌLJ͕ ƌĞƐƚ ƉŽŝŶƚ

6

All recycling and General ǁĂƐƚĞ ďŝŶƐ ůŽĐĂƚĞĚ ŝŶ ĐĞŶƚƌĂů ďŝŶ ƐƚŽƌĞ Ͳ ĐĂŶŽƉLJ ĐĞŶƚƌĂů ďŝŶ ƐƚŽƌĞ Ͳ ĐĂŶŽƉLJ provides shelter when using

7

ŝŶ ĐŚƵƚĞ ĂŶĚ ďƵůŬ ƐƚŽƌĞ ŝŶ ĐŚƵƚĞ ĂŶĚ ďƵůŬ ƐƚŽƌĞ retained

8

Concierge has an excellent view of all areas and direct access outside.

9

WŽƐƐŝďůĞ ƉƌŝǀĂƚĞ ĞŶƚƌĂŶĐĞƐ Ɛ ŝŶƚƌŽĚƵĐĞĚ ĨŽƌ ŐƌŽƵŶĚ ŇŽŽƌ ŝŶƚƌŽĚƵĐĞĚ ĨŽƌ ŐƌŽƵŶĚ ŇŽŽ Žƌ ƌ residents?

Pollard Thomas Edwards

12.1m2

+

(130sq.ft)

ͻ Security ͻ ͻͻ Management ͻͻ Safety

Minimum Area Size, set by planning policy - the Homes for Lambeth Space Standards

71m

(124sq.ft)

B1 0HWHUV

13.3m2

(143sq.ft)

)HHW

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ͻͻ Direct i access to the landscape ͻͻ Private front/rear garden space

B2 11.5m2

)HHW

WŽƐƐŝďůĞ ŐĂƌĚĞŶ ŐĂƚĞ ƚŽ ƚŚĞ Ğ 10 0 WŽƐƐŝďůĞ ŐĂƌĚĞŶ ŐĂƚĞ ƚŽ ƚŚĞ

WIMBORNE HOUSE GROUND FLOOR ENTRANCE JUNE 2017

34

2

(764sq.ft)

Room Sizes Kitchen

Living

+

Dining

Storage

Bathroom

2

51m

+ 26.6m2

1.9m2

5.5m2

(286sq.ft)

(21sq.ft)

(59sq.ft)

BLOCK A PROPOSED LAYOUTS JULY 2017

Minimum Area Size, set by planning policy - the Homes for Lambeth Space Standards

(549sq.ft)

Room Sizes Kitchen

Living

Storage

Bathroom

23m2

1.6m2

5.7m2

(248sq.ft)

(17sq.ft)

(61sq.ft)

+

Dining

+


SOUTH L AMBETH ESTATE REGENER ATION

SOUTH L AMBETH ESTATE REGENER ATION

WHAT HAS CHANGED SINCE THE 16 MAY C O N S U LTAT I O N E V E N T ?

DESIGN FOCUS - BLOCK A DORSET ROAD

Since the 16 May 2017 Event we have continued engaging with residents and the Lambeth Planning team and have been developing the plans in more detail. This is the masterplan as discussed in May noting the main areas that we have been looking at since then.

Block A on Dorset Road is the first Phase, providing 30 homes to rehouse residents from their existing homes on the South Lambeth Estate.

The main discussions and feedback are summarised below:

Lambeth Planning Officers advised that the distances between buildings should be increased. The community room has been reorientated under Wimborne House, allowing for garden store and cycle storage.

Lambeth Planning Officers advised that Block A should be set further back from Dorset Road. Parking areas have been reviewed to ensure that they are can have more landscape and planting as well as parking and access.

Lambeth Planning Officers advised that the distances between buildings should be increased.

View looking across Dorset Road Light coloured brickwork with clearly defined front doors and front gardens onto Dorset Road. A shared roof garden for residents of Block A.

View along Dorset Road Glazed reflective brickwork to the ground/first floor maisonettes. Each home having a front area for planting, refuse bins and privacy.

View opposite Wimborne House Light coloured brickwork with ground floors having enclosing wall and rear gate to garden terrace. Blaconies and gallery deck access to upper levels.

Block A on Dorset Road Block A will eventually connect to the rear of the Village building. To the south is a landscaped court with parking spaces for existing resident permit holders.

PREVIOUS MASTERPLAN AS DISCUSSED AT THE 16 MAY CONSULTATION

ex

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Parking areas have been reviewed to ensure that they can have more landscape and planting as well as parking and access.

Block E has been further developed to reflect the adjacent ‘villa’ type houses, with gaps at roof level.

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— Residents keen to have a newsagents, to avoid having to cross Clapham Road. — Concern about number of visitor parking spaces provided. — Pleased with the roof terrace for residents but needs to be low maintenance/managed/secure. — Residents welcomed the larger lifts – furniture and better disabled access but wanted more detail on service charges. — Some residents liked open plan living and others wanted separate kitchens so pleased there are options. — Positive feedback on the Wimborne southern entrance addressing current problems and increasing safety. — Wimborne residents noted that their building will be an eyesore in the middle of a new development. — Good feedback on community room, with questions on management going forward. — Landscape needs to be inviting and feel safe all year round with good external lighting

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Summary of resident engagement

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Building Heights Key

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Lambeth Planning Officers advised that this part of Block D should be reduced in height due to proximity to Albert Square.

Pre- planning Public Consultation Event August 2017 This public event was held to present and discuss the recent changes to the masterplan and the developing detail of Phase 1 on Dorset Road.

Ground Floor Plan of Block A

PRE-PLANNING PUBLIC CONSULTATION EVENT BOARDS AND PHOTOS AUGUST 2017

The resident engagement and consultation has continued the relationship building and dialogue from back in 2015. It has been structured to both regularly update, review and feedback with changes through this process and also to provide opportunities for residents to develop skills and knowledge to further understand the processes involved. The resident engagement has informed and shaped the masterplan, the future homes and the landscaped spaces through this process. It is recognised that the residents have approached this with energy, time and effort throughout, which in turn will help create a sustainable and enjoyable place to live going forward.

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

35


Preliminary planning meetings were held in July and August 2016 describing the developing scenarios and the Masterplan Objectives approved by Lambeth Cabinet in October 2015 and how the earlier scenarios were tested and reviewed against the same criteria: — — — — —

place making relationship with street private and public spaces integration with wider neighbourhood relationship and impact on Albert Square Conservation Area — numbers of new homes — Phase 1 along Dorset Road - without demolition The following pages summarise the evolution of the proposals through the planning consultation, with Appendix A providing the more detailed iterative process.

Key Planning Response: — the scale of six storey buildings adjacent to the north square agreed. — support for connectivity and strong identity of the open spaces. — the parking strategy to be developed. — the application type agreed - Phase 1 in detail and the remainder of the site in outline with agreed siting, massing, landscaping and access.

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The PPA agreement was agreed in November 2016 establishing the framework for the determination of the application through collaborative working, and to create a development which will achieve a high standard of design and sustainability and should serve as an example to other developments in Lambeth.

PPA 01: December 2016 The formal PPA01 inception meeting was held in early December 2016 and it briefed the new planning officers on the background to the scheme.

CL A

PH A

DO RS ET

2.2.2.2 Planning Consultation Planning - PPA process 2016-17

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A site visit was held in January 2017 and formal planning feedback from PPA 01 was received on 18 January 2017. Key Planning Response to PPA 01: — the scale of the building at north corner and the public access through the courtyard to be developed. — support for retention of retail on Dorset Road. — transition through to mews and demonstration of no adverse impact on Albert Square conservation area. — transition from proposed to existing Clapham Road buildings to be developed.

Key 2 3 4 4/5 5 4/6 6 8 10 11 22

DEVELOPING MASTERPLAN JULY 2016

36

Pollard Thomas Edwards

DEVELOPING MASTERPLAN PPA 01: DECEMBER 2016


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AREAS OF OWNERSHIP PPA 01: DECEMBER 2016

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DEVELOPING STUDIES PPA 01: DECEMBER 2016

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

ĐƚĞĚ WƌŽũĞ ŶĐĞ Ă ĞŶƚƌ

ůĞ ŶƐŝďĞ ĞĨĞ ƐƉĂĐ ĞĚ &ƌĂŵ ĞƩ Ğ ŽŶ ŵĂŝƐ ĂŶĐĞ ĞŶƚƌ

DEVELOPING STUDIES PPA 01: DECEMBER 2016

37


PPA 02: January 2017 The masterplan development diagrams below were discussed, explaining the emerging masterplan development.

3. Defining frontages, clear definition of streets Creating urban form that creates clearly defined spaces, and a well defined permeability and accessibility through the site. 4. Enhancing existing and creating new visual and physical connections Ensuring the form connects into the existing urban grain both visually and physically by creating breaks between buildings to strengthen connections.

1. Understanding existing site conditions Understanding the site, understanding what works, what does not, analysis of streets, access, permeability, overlooking, privacy and defensible space. 2. Understanding the links to the context Understanding how new built form can reinforce connections to the existing fabric and can define streets and open spaces.

Undefined edge to Melcombe House gardens leading to lack of ownership over space

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Link between South Lambeth Estate and Albert Square blocked off

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Blocks are linked to existing context to reduce leaky edges between estate and the surrounding neighbourhood

Rear gardens onto street and alleyways create unruly locations with lack of overlooking

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— the position of the taller element to be reviewed, to set further back Dorset Road. — omission of the public route through courtyard agreed. — ‘villa’ approach to Clapham Road frontage agreed as appropriate building form.

Set back ground and first floors increase width between blocks at street level

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5. Defining spaces Ensuring each space has a purpose and ownership, that all spaces are defined to maximise the use, surveillance, and activity within it. 6. Ground floor relationships Understanding the context of the ground floor - whether a home, a shop or a community room - ensuring relationships with the open space, the streets, the gardens, reinforce the definition of spaces and reflecting the specific use of the ground floor. 7. Heights and context Ensuring the heights of the proposed built form responds to context and orientation, adjusting the form to maximise the numbers of new homes whilst avoiding impact on neighbours. 8. Responding to immediate context Further development on each block responding to context of the new built form and the existing context.

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Block pushed away from Albert Square and Wilkinson Street to increase overlooking distances

4 storey next to Melcombe House to reduce impact on daylight/sunlight

N SO KINEET WILSTR

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5 storey to reduce impact on Albert Square and Wilkinson Street

N SO KINEET WILSTR

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Set back ground and first floors provide defensible space and privacy to ground floor homes

6 - Improve Ground Floor Conditions

Full height breaks between blocks provide both visual and physical connections through the site

BE

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Introduction of block A along undeveloped land to restore historic grain

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Increasing front doors onto streets and public spaces

Residents’ Courtyard (Semi-private, landscaped communal gardens and play space)

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The Village building sits on the corner of Dorset Road and Clapham Road as trees, cars and railings line the edge of Dorset Road

1 - Existing Site Conditions

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Wide pavement along Clapham Road is underused and could be incorporated into the landscaping strategy

Clapham Road Linear Park (public, landscaped edge to Clapham Road)

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Pollard Thomas Edwards

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DESIGN DEVELOPMENT PPA 02 JANUARY 2017

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SK_135_REV A 31/01/17 Front doors 15-096 South Lambeth Estate set back from Key Sections (1:200 at A3) boundary within Section DD - Wimborne House

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ELEVATION 1-1 1:200 - 166-176 CLAPHAM ROAD AND BLOCK E ELEVATION

DESIGN DEVELOPMENT PPA 02 JANUARY 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

39


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DEVELOPING DESIGN PPA 03 MARCH 2017

Pollard Thomas Edwards

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PPA 03 responded to the key issues raised in that feedback: — Courtyard building: review of the position of the taller element — Melcombe Gardens buildings: turning the corner, the junction between the two blocks — Transition to mews: further detail on mews relationship with park frontage — Clapham Road: Further detail of Clapham Road elevation and relationship with neighbours.

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PPA 03 March 2017 The formal response to PPA 02 was received on the 22 February and PPA 03 was held on 9 March 2017.


Strategic Review Panel 22 March 2017 The South Lambeth Estate development proposals were presented to Lambeth’s Strategic Planning Panel on 22 March 2017.

PPA 04 27 April 2017 PPA 04 in April was a continuation of the planning dialogue and an update following PPA 03 and the Strategic Panel.

Block pushed away from Albert Square and Wilkinson Street to increase overlooking distances Proposed orientation of proposed blocks relate to existing orientation of Albert Square and Clapham Road

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The key design issues that arose from this Panel were:

The key developments were:

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Urban Design and Layout The Panel recognised the potential for significant improvements to the public realm and opportunity for place-making, and that the context of small scale buildings interspersed with tall buildings gave potential for the taller element to be up to 15/16 storeys. Noted that the taller building should set back from the boundary, which is an aspect that has been reviewed in parallel within the PPA meetings.

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Block B - Courtyard Building The taller element has been set back from Dorset Road, creating a neighbourhood square with an improved relationship to Dorset Road. In response to the Strategic Panel the taller element has been proposed at 16 storey.

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Taller block projects out to form landmark building next to new public square

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Block D - Street building In response to consultation with residents of Albert Square this building has been realigned with the existing Swanage House, so maintaining distances as existing.

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Transport The Panel would support a reduction in parking, via permit surrender, or when existing residents move away from the estate. Design Response Lambeth propose a strategy with existing decanted residents that will reduce permit parking over time.

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Amenity The separation distances on streets at upper levels being 14m was queried as with the relationship of the new building backing onto the existing Albert Square houses. Design Response The distance between street frontages has been increased. Following resident consultation and the PPA meetings the distance between the existing Albert Square buildings and the new building has been increased, with the proposed now located on the back face of the existing Swanage House.

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The Panel considered the street block will need articulation and reference to the local vernacular. Design Response The taller element to the courtyard building is proposed at 16 storeys and is to be set back further from Dorset Road.

Block A - Dorset Road The 124 Clapham Road building will not form part of Phase 1, and this will be brought forward in Phase 2, adjoining Phase 1 with a ‘transition’ block between the restored 124 Clapham Road and the new homes.

STAGE 2

In response to previous planning concerns regarding the route through to Melcombe Gardens, this has been reviewed. It is proposed that the building form continues around the corner to enclose Melcombe Gardens, which also shortens the length of this building. Energy Strategy In response to the GLA discussions and feedback the energy strategy has been revised from a decentralised system with three smaller centres across the phased scheme, to a centralised system, with plant located in the courtyard block.

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STAGE 2 UPDATED DEVELOPING DESIGN PPA 04 APRIL 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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GLA presentation 4 May 2017 A pre-planning application meeting was held with the GLA and the assessment received on 8 June 2017. Below is a summary of the assessment: Principle of Development The GLA welcomed the principles of the ongoing extensive consultation informing and shaping the current proposals, and Lambeth’s standards for appropriate compensatory arrangements. There will be not net loss of social housing, and all residents have the option to return. Housing Officers welcomed net gain of affordable homes. Residential Quality GLA noted majority dual aspect units, with maisonettes at ground floor to maximise front doors. Officers requested that building on Clapham Road (Block E) be reviewed to explore layouts further. Design Response Clapham Road building reviewed to create dual aspect homes at ground floor and further articulation in the roofscape. Urban Design Community Officers encouraged ground floor interventions to Wimborne House, such as the community room and the entrance upgrade, and encouraged a focus on the corner of Clapham Road/Dorset Road. Design Response The corner of Clapham Road/Dorset Road will benefit from a new ground floor to 124 Clapham Road which be coordinated with the semi-enclosed landscaping of the TfL strip of land, and create the potential for the use of this corner a future Community Hub serving the estate. Density Officers were content with the proposed density at approx 200 dwellings/ 680 habitable rooms per hectare. Albert Avenue Officers would like to see a properly defined route through to Albert Avenue and a formal pedestrian route from Clapham Road. Officers consider that there should be some formal enclosure to the Clapham Road. Design Response The adjacent Albert Avenue is privately owned and soon to be gated from Albert Square. There is currently no desire from the owners to see a physical connection but the potential is being allowed for in the future. Should the estate permit numbers reduce there is the potential for the mews to tighten, or further landscape introduced.

Height and Massing Officers agreed with the proposed heights of the proposals in this context. Noted the importance of the human scale, avoiding inactive frontages, and creating legibility for pedestrians. Design Response The set backs on Dorset Road have been revisited and the building line is now set back from back of pavement with a small ground/first setback, and an enclosed front garden area. Architectural Approach Officers welcomed the architectural approach, mediating between the Georgian of Albert Square and Clapham Road, and the twentieth century Wimborne House. Inclusive Access It was confirmed that 90% homes will be in accordance with Building Regulations M4(2), and 10% of the new homes M4(3). It has been agreed with Lambeth Highways officers that 5% wheelchair parking will be provided, with the potential for a further 5% as required. Design Response The landscaping approach to the loop road has been reviewed and will no longer be a shared surface. Lambeth’s Homes for Lambeth standards require a 13 person lift to each core which exceeds accessibility standards. The gallery access approach to the blocks increases the number of upper level homes with access to two lifts, which increases the accessibility of upper floor homes. Climate Change It was noted that the multi-plant energy strategy has been revised to a single energy centre and further detail of that is provided in the Energy Report. Access and Movement Officers supported the enhanced pedestrian connections to context. Clapham Road It was discussed that the green edge with Clapham Road is being discussed with TfL to achieve a level of enclosure which satisfies TfL and the estate landscaping proposals. This application includes the design of this area as discussed and agreed with TfL.

IMAGES FROM GLA PRESENTATION MAY 2017

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PPA 05 June 2017 PPA 05 in June 2017 summarised the feedback from PPA 03, PPA 04, the Strategic Review Panel and the GLA panel, a bringing together of all the previous comments on the scheme and ensuring that these are addressed within the application - the detailed application for Phase 1 and the ground floor of Wimborne House, and the outline application for the remaining phases.

PPA 06 July 2017 PPA 06 on 6 July 2017 was a follow up meeting to PPA05 to finalise and agree the approach with Lambeth planning officers. The key actions agreed were:

Key Planning Response to PPA 05: — Officers agreed with the proposed location and outline height of 16 storeys to the taller element of the courtyard block, with a micro-climate and daylight/sunlight report to accompany future phase. — Officers accepted the distance between courtyard building and smaller block adjacent Phoenix, with knowledge that buildings would not overlook each other. This creates a threshold between the square and the street. — Officers remained concerned that the upper widths of the streets should be increased. — Officers noted that the illustrative information of the street building indicates how this elevation will be articulated and broken up in future detailed application. — The officers satisfied with the transition from the park into the mews. — Officers want the front building line to be set back from Dorset Road and to be a more residential aesthetic. — Officers acknowledge that 124 Clapham Road is not in Phase 1 but transition from this conservation area to Phase 1 needs to be reviewed.

MASTERPLAN - MAY 2017

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— Road treatment - Not a shared surface approach and a simplified parking layout. — Architectural aesthetic - Aesthetic understood but agreed that ‘grid’ should be more subtle. In areas, such as Clapham Road frontage, the design should respond to the rhythm of the villa typology. Officers suggested that materials could vary across site, with differences in brick colour to marry changes in direction, character and visually break up frontages. To reflect warm tones of the local character and conservation areas. — Block A Dorset Road - Agreed the benefit of setting back from the historic building part of 124 Clapham Road, setting building 0.5-1m from back of pavement. It was agreed that the ‘rear’ gardens to building would have 1350mm wall with a footpath beyond. (increased to 1650mm following resident consultation). Preference for parallel parking in this area. It was agreed that the materials for setbacks should be a contrasting brick, possibly a lighter bronze. Officers want to see a change in materials from Phase 1 to transition block (extension to 124 Clapham Road building), which could be the same brick of these setbacks. — Roof Terrace -Officers noted that the terrace is a positive contribution to amenity, and ideally should be replicated elsewhere in the scheme. Noted the frame to the terrace should be more void, less solid in enclosure, reducing the massing. — Courtyard building and taller element - Officers suggested that a paler brick in the palette would be appropriate for the taller element. It was agreed that scoping an high level micro climate study would be submitted as part of the application.

— Building adjacent Phoenix - Agreed that the increased distance between C and B was acceptable at 9m, rather than the previous 7m, and that layouts would be planned to ensure there would be no overlooking between homes. — Street widths - It was noted that the upper levels will be increased to 15m between brickwork and that the layouts illustrate that the windows in street are set back at behind the gallery access, increasing the distance to 17m. — Block D - It was agreed that the outline application and illustrative information would set up the parameters for the rhythm and façade treatment, with the use of articulation and recessed gallery access. It was agreed that the siting of this building in line with the existing Swanage House was acceptable, increasing the back to back distances. — Mews - Officers expressed concern that both mews buildings should be no more than three storeys, and should be reviewed. — Design Response - This was reviewed and has been reduced to three storeys. — Block E - The principles of the articulation of this frontage were agreed with it noted that it must be articulated at roof line also. — Design Response - Block E has been reviewed and a redesign of the internal layouts increases the articulation and breaks at upper level. There are also no single aspect ground floor units following this review. — Parking - The overall existing decanted parking numbers are being reviewed by Lambeth to establish whether this can be reduced immediately,

3 4 4/5 5 4/6 6 8 11 16 22

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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PROPOSED BLOCK A DORSET ROAD FACING ELEVATION PPA 07 AUGUST 2017

PROPOSED BLOCK A ELEVATIONAL STUDIES PPA 07 AUGUST 2017

PROPOSED BLOCK A SOUTH FACING ELEVATION PPA 07 AUGUST 2017

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PPA 07 August 2017 PPA 07 on 10 August 2017 reviewed the development since the July PPA.

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— Agreed approach to Phase 1, position, residential character, rhythm, boundary treatments and contrasting brick material to maisonettes and transition block. — Agreed mews reduced from four storeys to three storeys. — Agreed approach to the villa articulation at roof level to Clapham Road and turning villa character into landscaped park. — Agreed street widths of 15m between streets with the gallery deck access opposite the habitable rooms increasing depth to 17m. — Agreed parking strategy to reduce numbers where residents with permits have left estate.

Wimborne House

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Summary of engagement with Lambeth Council Planning officers The PPA process formally started in November 2016 and the scheme has evolved in response to planning, highways, conservation and urban design feedback through this period.

PROPOSED BLOCK A STUDIES PPA 07 AUGUST 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

This dialogue has reviewed how the future phases of the outline masterplan could develop within the parameters of the application. The process has informed the architectural language of Phase 1 and illustrated future phases maintaining Lambeth’s vision to create more and better homes of high quality, low maintenance and low energy, within an integrated and contextual development.

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ILLUSTRATIVE AERIAL VIEW OF MASTERPLAN FROM THE NORTH WEST

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3 Strategy 3.1 Design Principles 3.1.1 Masterplan 3.1.2 Architectural Character and Design 3.2 The Outline and Detailed Planning Application

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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3.1 Design Principles 3.1.1 Masterplan The South Lambeth Estate Regeneration provides new homes for Lambeth residents. Lambeth Council has committed to deliver these homes to meet the agreed Housing Design Principles for the residents of of the borough: 1. Secure, warm, safe and comfortable homes with high levels of insulation and sound proofing 2. Practical homes with plenty of storage space and easy access to services 3. Where we are re-housing residents, they will be involved in the design process 4. Personal outdoor space for each home 5. New homes are indistinguishable by tenure and fit well into the existing pattern of streets and open spaces The following eight diagrams explain the design principles of the South Lambeth Regeneration:

access no longer in between regular use,Link the alleySouth is Lambeth Estate and not overlooked and is Albert Square unsafeblocked off

6. Communal spaces that residents enjoy spending time in, designed with safety in mind 7. Discrete and convenient storage for waste and recycling and secure covered storage for cycles 8. Places that support the character of the area, contribute to Lambeth’s rich architectural heritage, and are built to last 9. Streets and public spaces that create a safe and secure environment for all 10. Sustainable buildings and spaces that are easy and economical to manage and maintain

undefined edge to Melcombe House Gardens creates a Undefined edge to House lackMelcombe of ownership, and gardens leading to undetermined use of the lack of ownership over space space

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car parking courts Car parking courts Connect block continuing theto Clapham Road established houses tobuilding restore historic grain line along Clapham Road

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124 Clapham Road has been partially demolished. No buildings fronting Dorset Road The Village building sits on the corner of Dorset Road and Clapham Road as trees, cars and railings line the edge of Dorset Road

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1. Understanding existing site conditions Understanding the development site, understanding what works, what does not, analysis of streets, access, permeability, overlooking, privacy and defensible space.

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very wide pavement to Wide pavement along Clapham Road is Claphamunderused Road currently and could wastefulbeand providing incorporated into landscaping poor qualitythepublic realm strategy

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Blocks are linked to existing context to

using reducethe leakybuilt edges form to between and edge to create a estate defined the surrounding Melcombe neighbourhoodGardens AL

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The design is focussed on ensuring long term success and community sustainability by recognising that each ‘unit’ is someone’s home and each landscaped space is someone’s garden, play area, growing garden or view.

pedestrian routes are not Rear gardens onto overlooked street and alleywaysand residents create unruly they loca- do not feel report tions with lack of overlooking safe

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The design provides a development which is integrated within its setting and creates a place with a locally inspired character. The proposals reinforce existing connections and generate new ones, with the spaces between buildings as carefully considered as the buildings themselves.

2. Understanding the links to the context Understanding how new built form can reinforce connections to the existing fabric and can define streets and open spaces.

building on the undeveloped land on Dorset Road, continuing the established line of 124 Clapham Road Introduction of block A along undeveloped land to restore historic grain

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maximising opportunities forIncreasing front doors and front doorssurveillance onto streets natural of all and public spaces frontages ON INS T LK EE WI STR

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Full height breaks creating opportunities between blocks provide for connections both visual and physical through connections through thecontext to the existing

Courtyard block a courtyard building provides frontage provides frontage and and front doors onto the doors street on on four sides front four sides

site

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South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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3. Defining frontages, clear definition of streets Creating urban form to define spaces clearly and increasing permeability and accessibility throughout the site.

4. Enhancing existing and creating new visual and physical connections Ensuring the form responds to the existing urban grain both visually and physically to strengthen connections.

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five storeys behind 5 storey toAlbert reduce impact onhomes Albert Square

4-5 storey next to Melcombe four/five storeys enclosing House to reduce impact on Melcombe Gardens daylight/sunlight

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3 storey with a set back upper floor next to three storey existing 2 storey mews toroof relate pitched Albertto Avenue houses context

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ground floors set Set back ground back to clearly and first floors define front provide defensible space and privacy thresholds and to ground floor private areas to homes homes

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The Village groundthe remodelling floor replaced to ground floor of increase footprint and tie in with 124 Clapham proposed buildings Road to create an improved corner building

6. Ground floor relationships Creating a successful ground floor relationship - whether a home, a shop or a community room. Front doors, natural overlooking and clearly defined frontages to reflect the specific use of the ground floor.

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5. Heights and context The heights of the proposed built form respond to the context and orientation, maximising the numbers of new homes whilst minimising impact on neighbours.

Clapham Road

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facing landscaped park

4stepping storey next down to The Village and to four storey opposite Dorset adjoining Road houses 124

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16 storeys overlooking 16 storey next to 8 proposed storey Benville House, overlooking the neighbourhood proposed retail square square

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Bolney Meadow Community Centre

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ground floors set back Set back ground to clearly define front and first floors thresholds increase width and private between blocks to at homes areas street level

creating a new southern entrance from Wimborne House

Ground floor improvements to Wimborne House entrance, providing access on both north and south sides

considering links through the estate

New pedestrian link connecting the two estate community buildings

new community New community building relating opening room to the out onto public park landscaped park


moving new homes away from Albert Square

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reducing formingscale a 5 storeyof street edge with a 4 building enclosing storey garden edge Melcombe Gardens

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setting taller element back from Dorset Road to define neighbourhood square

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defining frontage, continuing a landscaped buffer to Clapham Road

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Proposed orientation of orientation buildings proposed of blocks relate to existing relate toorientation existingof Albert Square and historicClapham fabricRoad of area

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increasing width of neighbourhood square toNeighbourhood address Dorset Square widened and Road and existing retail rotated to address opposite Dorset Road

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Intermediate transition building building adjacent 124 Clapham between Block A Road and the Village set back

7. Defining spaces Ensuring each space has a purpose and ownership, that all spaces are defined to maximise the use, surveillance, and activity within it.

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

8. Responding to immediate context Reviewing how the proposed buildings relate to their immediate context, within and outside the development site.

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The diagrams below compare the existing South Lambeth Estate to the proposed South Lambeth Estate development. The design principles of the proposed masterplan layout will create clearly defined routes, open spaces and private spaces. There are legible pedestrian routes through the estate to the wider neighbourhood. The new buildings frame the existing streets, acknowledging local scale and established building lines. The proposed block numbering is noted on the proposed masterplan below right, from A - F.

ANALYSIS EXISTING CONDITIONS

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ANALYSIS PROPOSED SOUTH LAMBETH ESTATE DEVELOPMENT


PHOTOGRAPH OF ILLUSTRATIVE MODEL OF ESTATE AS EXISTING

PHOTOGRAPH OF ILLUSTRATIVE MODEL OF PROPOSED MASTERPLAN

A Nolli shades only the buildings in isolation, so the pattern and arrangement of whole neighbourhoods can be reviewed. EXISTING NOLLI PLAN OF SOUTH LAMBETH ESTATE

PROPOSED NOLLI PLAN OF SOUTH LAMBETH ESTATE DEVELOPMENT

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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3.1.2 Architectural Character and Design In parallel to the design principles of the masterplan the architectural character and design has been developed. The existing neighbouring buildings display a variety of residential architectural styles: — the buildings along Clapham Road, Albert Square and Wilkinson Street date back to the 1840s with classical proportions, raised ground floors, and predominantly yellow brick and stucco detailing on the upper floors; — the 25 storey Holland Rise House is a 1960s profiled panellised system tower; — Wimborne House sits within the estate and is the only South Lambeth Estate block that is being retained. It was constructed during the post-war period where large scale building programmes were influenced by the continental models of high rise, system-built flats. Le Corbusier’s Unite d’Habitation, completed in 1952, demonstrates a clear reference point for Wimborne House. The original design of Wimborne House embodies many of the principles of the time including an exposed structural frame in concrete, suspending the building above the ground on piloti, an internal arrangement of dual aspect duplex flats with deck access on the north face and private balconies on the south; — the brick built Bridge Estate buildings of the late 1960s which are three/four storeys sitting on a raised car park podium along Dorset Road; — the Bolney Meadow Estate, constructed in the 1930s and typical of London County Council neo-Georgian housing development of the period, being fivestorey deck-access flats in brick with pitched roofs, prominent chimneys and bay windows.

ALBERT SQUARE

WIMBORNE HOUSE

The development has been designed to complement this setting, making reference to, but not mimicking, the context. Early studies looked at the two prominent styles of architecture in the immediate vicinity of South Lambeth Estate; the modernist Wimborne House and the traditional terraced villas of Albert Square and Clapham Road. The contextual study on the opposite page, and on page 56, explores the proportions, hierarchy and characteristics of both of these styles which have informed the design approach for the South Lambeth Estate development proposals.

PHOTOGRAPHS OF NEIGHBOURING ARCHITECTURAL CHARACTER

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CLAPHAM ROAD

HOLLAND RISE HOUSE


1 - INTRODUCE BASE

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2 - APPLY GRID

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3 - VERTICAL HIERARCHY

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4 - GROUND FLOOR SET BACK

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5 - DEFINED CORNERS

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CONTEXTUAL STUDY OF NEIGHBOURING CHARACTERISTICS

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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BUILDING ELEMENTS

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GRID STUDIES

COMPONENT/CONSTRUCTION/SHADOW STUDIES

‘ARCHITECTURAL LANGUAGE’ STUDIES


3.2 The Outline and Detailed Planning Application The South Lambeth Estate development hybrid planning application seeks outline planning permission for the masterplan and detailed planning permission for Phase 1. The phasing of the application has been led by the need to build new homes for existing residents, prior to any decanting and demolition of existing homes. Phase 1 will provide homes for residents of Broadstone and Sturminster Houses in Block A on Dorset Road. Phase 1 will also include works to the ground floor of Wimborne House - the entrance and the community room.

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Section 4 of this DAS sets out the proposed outline planning application. 6c

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SOUTH LAMBETH ESTATE PLANNING APPLICATION SITE BOUNDARY

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

SOUTH LAMBETH ESTATE DEVELOPMENT PHASE 1 SITE BOUNDARY

57


S O U T H L A M B E T H E S TAT E R E G E N E R AT I O N

This is the current Stage 1 Masterplan Strategy which we would like to get your feedback on today pote neighbntial for a garde ourhood with lo n square cal sho ps

Consultation Response and Feedback on Masterplan The current masterplan strategy was received positively with key issues being:

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an e reside nclosed nt gard en to Melco m House be

priva gard te backin ens the gag onto of the rdens Square Albert home s

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a lan park, wdscaped planti ith play, ng a trees nd

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building heights key

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— Whether there is enough provision for schools and doctors within the area for the increased number of homes on the estate. — Making Melcombe House gardens more usable was seen positively — The local shops should be put back into the same place they are now. — Concerns were raised about construction traffic. — Residents felt that the courtyard block landscaped space should be open to all residents — Residents keen to see more provision for play on the estate. — The kick about space is a key focus for young people on the estate. — There was a concern about the low provision of parking for the new residents – it was explained that this is based on planning policy. — The majority of people felt that the new Community Room should be placed under Wimborne House.

D

A

Discussions and activities were also based around gathering further input on the proposed Community Space and the landscape approach throughout the regeneration.

M A S T E R P L A N S T R AT E G Y

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Resident and Neighbourhood Fun Day A Fun Day was held in October 2016 where the working masterplan strategy for South Lambeth Estate was discussed with residents and neighbours and local stakeholders.

a land sc fron aped Claph tage to am Ro ad

areas requiring further discussion before inclusion within the regeneration

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al Looking South West

looking south west

Aerial Looking South East

Aerial Looking North West

looking south east

Aerial Looking North West

looking north west

Please speak to one of the team or make your comments on post-it notes and add to the board, thankyou

SOUTH LAMBETH DEVELOPING MASTERPLAN OCTOBER 2016

FUN DAY PHOTOGRAPHS OCTOBER 2016

28

Pollard Thomas Edwards


Architectural Walk-about Following the success of the Landscape walk-about with residents an Architectural walk-about was organised in November 2016, when a group of residents, Lambeth representatives and PTE visited four relevant schemes to look at comparable aspects - heights, streets, gardens and balconies, relationships with open spaces, landscape and building materials.

At the monthly REP in November the updated masterplan was discussed in advance of the Public Exhibition to be held in January 2017. The key issues discussed were: The landscape: the landscape design had been further developed – responding to feedback from the Fun Day and the local walkabout. It was agreed it would include growing areas within the open space and resident only areas; communal gardens, open, useable by all ages and abilities and overlooked for safety. A ball games area located to the south of Wimborne was the consensus from the Fun Day.

The main feedback from this was: — The new development on the estate must ensure that it feels like a neighbourhood and is integrated into the existing streets. — Play is extremely important to residents and this must be usable. — Different balcony types were seen positively. — Clear signage and good lighting was important. — Residents liked the variety of street widths within the schemes.

The community space: the preferred location from the Fun Day was for the Community Room to be under Wimborne House and opening onto the new landscaped area, with a play area close by. The square block: this included a pedestrian route through this shared resident garden giving visual connections between the community space at the foot of Wimborne through to the north of the estate.

Trafalgar Place

Aylesbury Site 7

Developer: Lendlease Architect: dRMM

Developer: L&Q Architect: Pollard Thomas Edwards

London Borough of Southwark 2015

London Borough of Southwark Complete 2017

Melcombe House and the garden: previously there had been proposed a building adjoining Melcombe House but this has further developed to be a building which provides the final side to the square, but not touching. Homes and gardens: the masterplane maximises the numbers of homes with gardens – with maisonettes over ground/first floors.

2

SITE AREA (M /Ha) NUMBER OF HOMES DENSITY - HOMES/HECTARE NUMBER OF STOREYS

9200/0.92 235 250 4-10

SITE AREA (M2/Ha) NUMBER OF HOMES DENSITY - HOMES/HECTARE NUMBER OF STOREYS

Burgess Terrace

Old Bayliss School

Developer: L&Q Architect: Levitt Bernstein

Developer: Henley Homes Architect: Conran and Partners

London Borough of Southwark 2014

London Borough of Lambeth 2015

Access, parking, servicing, refuse, fire: how the refuse will be collected, making sure there is parking for existing permit holders, and wheelchair users, how access might be used – by residents or visitors in cars, deliveries or fire vehicles.

8,800/0.88 147 167 3-10

The masterplan updates were well received with the exception of the potential retail wrapping round from 124 Clapham Road at ground floor. This was reviewed and omitted in the light of this feedback and the masterplan was updated and discussed again with the REP prior to the Public Exhibition in January 2017.

SITE AREA (M2Ha) NUMBER OF HOMES DENSITY - HOMES/HECTARE NUMBER OF STOREYS

3700/0.37(E 60 162(E) 3-10

SITE AREA (M2/Ha) NUMBER OF HOMES DENSITY - HOMES/ HECTARE NUMBER OF STOREYS

RESIDENT HAND OUTS FOR SITE VISITS NOVEMBER 2016

13200/1.32 149 113 2-6

ARCHITECTURAL WALK-ABOUT NOVEMBER 2016

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

29


SOUTH L AMBETH ESTATE REGENER ATION

WHAT HAS CHANGED SINCE THE OCTOBER C O N S U LTAT I O N E V E N T ?

EMERGING MASTERPLAN

Since the Fun Day we have been looking at the regeneration in more detail. This is the masterplan as discussed at the Fun Day noting the main areas that we have been looking at. The Former Phoenix pub (converted into flats) is not within Lambeth’s ownership and the masterplan has to assume it will stay in place. The revised design still includes shops at ground level following the positive comments from the residents regarding the reprovision of local shops in this location.

The main aim of the exhibition was to update on the development of the masterplan and initial building forms. The exhibition highlighted the key changes from the October fun day which included:

The regeneration also will improve the entrance and immediate surroundings of Wimborne House (see separate board).

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rian Pedest rough th route resident shared rden ga

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ce Distaneen betw rne Wimbo and House ilding bu w ne eased incr

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Lambeth b th aree discussin discussing ing the area adjacent j to Melcombe House (see separatte board ard rrd d ds) ds s.

7

It has been decided that the the historic part of 124 Clapham Road ‘The Village’ should be retained, as it within a Conservation Area and is part of the historic fabric of the area.

New vie and ro ws betw ute Block een C&D

At the Funday in October, residents said that the preferred location for a community room would be under Wimborne House, adjacent to the new landscape play area. (see separate board)

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Severa l re grow sident gard ing acro ens regeness the ration

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Areas requiring further discussion before inclusion within the regeneration

Current Masterplan Layout, showing building heights.

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Building Heights Key

ned realig Mewseate more to cr e gardens privat k to local and linet patten stre

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‘The (124 Village’ Road) Clapham re and ad tained apted

ed D mov Blockay from aw son Wilkin and StreetSquare Albertrdens Ga

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PREVIOUS MASTERPLAN AS DISCUSSED AT OCTOBER FUN DAY

The main feedback received was: — Wilkinson Street and Albert Square residents were concerned about the proximity of building and balconies overlooking gardens. — Residents on Clapham Road were concerned with the height of the adjacent new buildings. — Neighbours want the new buildings to be a light coloured building material as the current buildings. — Residents gave some ideas for play spaces including table tennis, chess boards on the floor and seating. — Residents were keen to see what their new homes would look like. — Neighbours do not want Albert Avenue to be opened up as it had suffered anti social behaviour in the area, and is soon to be gated from the south. — Front doors/gardens on the street were welcomed. — Solid balconies were preferred for privacy. — The initial designs for the community room were welcomed. — The improvements to landscaping near Melcombe House was welcomed. — There were discussions about the entrance to Wimborne and how this could are could be improved.

Heig corner ht of ra to mat ised Wimbo ch rn House e

BE RT AV EN

Retention of the 124 Clapham Road building (Village) Changes to the development near Albert Square Development of the landscape strategy No development of the Phoenix Landscaping along Clapham Road

isting The exs to be shop ided on reprovet Road Dors to a new and onscaped land are’ ‘squ

Look improv ing at to M ements house elcombe resid garden ents

1

— — — — —

Following feedback from the Funday, further consultation with residents, and discussions with key stakeholders, the masterplan has been further developed. This is the current masterplan with the key changes noted.

AL

Public Exhibition January 2017 The public exhibition was held in the new South Lambeth Engagement Hub in a void flat in Broadstone House.

SOUTH L AMBETH ESTATE REGENER ATION

5

4

The masterplan has been revised to respond to the existing street layout of Albert Avenue.

Meetings have been held with Transport For London to discuss how the overly wide pavement along Clapham Road can become part of the improved landscaped open space.

What do you think? Please speak to one of the team or put post-it notes on the comments board, thankyou.

SOUTH L AMBETH ESTATE REGENER ATION

S O U T H L A M B E T H E S TAT E R E G E N E R AT I O N

SECTIONS THROUGH THE EMERGING MASTERPLAN

DESIGN FOCUS - CHARACTER

These are sections through the proposed regeneration with the demolished buildings dotted in the background.

A - Sketch view from Clapham Road

B - Sketch view from Clapham Road

A B

C

D

KEY This indicates where the sections are located across the regeneration. Building Heights Key

Sketch view looking south east towards Clapham Road

C - Sketch view to new neighbourhood square

CONSULTATION BOARDS JANUARY 2017

30

Pollard Thomas Edwards

D - Sketch view north up Albert Avenue

CONSULTATION EVENT PHOTOGRAPHS JANUARY 2017


Block pushed away from Albert Square and Wilkinson Street to increase overlooking distances

REP meeting The REP monthly meetings and drop in sessions continued through this period, which transitioned from RIBA Stage 2 to Stage 3.

Proposed orientation of proposed blocks relate to existing orientation of Albert Square and Clapham Road

N SO KINEET WILSTR

AL

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Width of block decreases towards Dorset Road in order to increase width of public square

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Block D pushed away from Albert Sq /Wilkinson Street to sit on existing Swanage House footprint

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The main changes were:

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Taller block projects out to form landmark building next to new public square

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6 storey Clapham Road frontage with a 5th floor set back

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— the positioning of the taller building, setting it back from Dorset Road to improve the relationship with the neighbourhood square and immediate context, as requested by Lambeth planning officers — Joining the buildings as they turn the corner adjacent to Melcombe House, which responded to the planners comments about this being an area of concern — Moving buildings further away from Albert Square, to be in line with the existing Swanage House in response to planning and neighbouring resident comments

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16

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Taller building pushed back from Sorset Road to mirror Benville House opposite.

ME L HO COM US BE E

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C

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The REP in May described the changes to masterplan which had come out of the Planning meetings with Lambeth and feedback from the previous consultation event. This REP was in advance of the Public Consultation event later in the month.

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N SO KINEET WILSTR

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Blocks linked together forming a 5 storey street edge with a 4 storey garden edge

Neighbourhood Square widened and rotated to address Dorset Road

AC E

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CL AP

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Stage 2

Stage 2 Updated

Storey heights are indicated on each block

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Storey heights are indicated on each block

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These are dimensions between external walls at upper levels, not including set back gallery access, inset balconies or ground floor colonnades.

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Stage 2 Updated: Key Dimensions

These are dimensions between external walls at upper levels, not including set back gallery access, inset balconies or ground floor colonnades.

MASTERPLAN DEVELOPMENT DIAGRAMS MAY 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

31


SOUTH L AMBETH ESTATE REGENER ATION

Public Exhibition May 2017 The Stage 2 Public Exhibition was held on 16 May 2017 with residents, councillors and neighbours invited to attend. The developing masterplan, and the responses to previous comments were well received with the main feedback summarised below: — Residents of Albert Square and Wilkinson Street acknowledged that the changes were good, and appreciative of fact that voices had been heard and responded to. — Many of the Albert Square residents noted they had no specific concerns with facing balconies as they know the use of them is quite minimal. — Having the event in Broadstone made people understand how non-soundproofed the existing buildings are compared to the proposed, so again they realised that noise would not be a problem. — Residents on the corner of Albert Square were concerned about access to their rear gardens and it was agreed that a secure footpath would be provided to their rear gardens/bike sheds via the new mews — Albert Square residents noted that they would like access to the new landscaped play areas via Albert Avenue or the gated Albert Square access but understood that this is outside of Lambeth’s control. — It was noted that residents who will be decanted are wanting to see the proposed house types in more detail to understand how the move will be positive in terms of space offered, what amenity space they will be re-provided and how their homes will be warmer. — Residents from outside the estate were enthusiastic about the future community room and play area, being a positive move for the estate and wider neighbourhood with regards to community engagement.

EMERGING MASTERPLAN

Following feedback from the 9th January consultation with residents and discussions with key stakeholders, the masterplan has been further developed. This is the current masterplan with the key changes noted. g set t buildin Taller from Dorse back Road

Building set back to provide a new neighbourhood square

ident Shared res ed landscap no h courtyard wit through link

ed link ich cks wh Blo ether es the tog prov caped im nds mbe la elco ns M arde G

Ground floor improvements to Wimborne House entrance providing access on both north & south sides

k of Bloc Length duced D re ise to minimct to the impa House be Melcom ilkinson and W Homes Street

Block ed to D movSwanage t ng ti is ex se footprin s Hou maintain s which g distance s g n ti in exis n build betwee

Layout allows for access to existing bike stores for Alb Square residenert ts

Block with E aligns out Blonewly setck increa D which distanc ses the the pr es betwee oposed n existing a buildin nd gs

n beeer as D h urth ck k f rt Blo t bac Albe se from uare Sq

Building Heights Key 1

4/6

2

6

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5

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Current Masterplan Layout, showing building heights. What do you think? Please speak to one of the team, fill in a feedback form or put post-it notes on the comments board, thank you.

CONSULTATION BOARDS MAY 2017

CONSULTATION EVENT PHOTOGRAPHS MAY 2017

32

Pollard Thomas Edwards


Proposed 1 Bed 2 Person Flat - Option 1

Existing 1 Bed 1 Person Studio

Proposed 2 Bed 4 Person Maisonette - Option 2

Flat Plan

REP Meeting Following on from discussions at the public exhibition the types of proposed new homes were discussed with the REP group.

Entrance Entrance

Studio Plan

Surveys had been carried out of existing homes on the estate to enable the proposed new homes to be directly compared to the existing and allow residents a better understanding of the current space standards and accessibility standards which will apply.

Utility

3.3m/10’8”

4.9m/16’1”

5.3m/17’3”

Living/Dining/Bedroom 22.0m2 (237sq.ft)

UP

Bedroom 1

ST

Bedroom 2

Kitchen

ST

3.3m/10’8”

ST

WC

ST

Bathroom

ST

Bathroom

Kitchen

3.5m/11’5”

There are a range of proposed home types, with some maisonettes having separate living and kitchen spaces and others with combined living/dining/kitchen spaces.

Living/Dining

4.5m/14’8”

Entrance

21.9m2 (236sq.ft)

Utility

4.8m/15’7”

4.8m/15’7”

Bathroom

Living/Dining 23.0m2 (248sq.ft)

Bedroom 1

4.0m/13’1” 4.8m/15’7”

Entrance

Upper Level

Garden

The feedback from this was that residents: — liked having choices, in separate kitchens or combined living/kitchen/dining. — that they like the proportions of their existing living spaces. — that storage is always important. — that they understood that the current space standards are larger than their existing homes.

Balcony

Combined Space

Bedroom

Dining

Living g

B1

+

Bedrooms Lower Level

+

B1 0HWHUV

0HWHUV

22m2

12.0m2

(130sq.ft)

B1 0HWHUV

15.1m2

+

(163sq.ft)

B2 13.1m2 (141sq.ft)

(237sq.ft)

)HHW

)HHW

Room Sizes

Existing Area

Kitchen

40m

Storage

)HHW

Room Sizes

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Bathroom

Kitchen

2

52m

2

(431sq.ft)

7.7m2

1.2m2

3.7m2

(83q.ft)

(13sq.ft)

(40sq.ft)

Living

+

(560sq.ft)

Existing 3 Bed 5 Person Maisonette

Dining

Storage

81m

+ 21.9m2

3.0m2

4.1m2

(66q.ft)

(33q.ft)

(44q.ft)

Room Sizes

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Bathroom

Kitchen

Dining

Storage

WC

Bathroom

+

(872sq.ft)

Proposed 3 Bed 5 Person Flat - Option 1

Living

2 10.0m2

23.0m2

3.0m2

2.8m2

4.6m2

(108sq.ft)

(248sq.ft)

(33sq.ft)

(30sq.ft)

(50sq.ft)

Existing 4 Bed 6 Person Maisonette

Bedroom 1

Living/Dining 19.5m2 (210sq.ft)

Utility

Bedroom 3

Bathroom 4.2m/13’8”

4.2m/13’8”

Entrance

Bedroom 2

Kitchen B

WC

4.8m/15’7”

Bedroom 1

Living/Dining 19.5m2 (210sq.ft)

Bedroom 4

B 4.8m/15’7”

UP

ST ST

UP

ST ST

Kitchen WC Bathroom

Entrance

Bedroom 3

Kitchen

Bedroom 1

Bedroom 3

5.6m/18’4”

Bedroom 2

WC

Living/Dining

Bedroom 2

23.6m2 (254sq.ft)

Bathroom

Entrance

Lower Level

Upper Level

4.2m/13’7”

Lower Level

Upper Level

Terrace

Floor Plan

Bedrooms

B1

+

10.8m2

0HWHUV

(116sq.ft)

Bedrooms B2 10.0m2 (108sq.ft)

+

B2 6.6m2 (71sq.ft)

)HHW

B1 12.6m2

0HWHUV

+

(136sq.ft)

Bedrooms B2 11.4m2

+

(123sq.ft)

B3 8.5m2 (91sq.ft)

)HHW

Room Sizes

Existing Area

76m

Kitchen

2

(818sq.ft)

Living

Dining

Storage

WC

Bathroom

6.1m2

19.2m2

1.0m2

1.0m2

4.1m2

(66sq.ft)

(207sq.ft)

(11q.ft)

(11sq.ft)

(44sq.ft)

B1 11.1m2

0HWHUV

+

(119sq.ft)

B2 10.7m2

+

(115sq.ft)

B3 7.9m2 (85sq.ft)

+

B4 6.6m2 (71sq.ft)

)HHW

Minimum Area Size, set by planning policy - the Nationally Described Space Standards

Room Sizes Kitchen

2

+

88m

(947sq.ft)

Living

Dining

Storage

WC

Bathroom

86m

+ 11.6m2

23.6m2

3.0m2

3.3m2

4.4m2

(125sq.ft)

(254sq.ft)

(32sq.ft)

(36sq.ft)

(47sq.ft)

Room Sizes

Existing Area

Kitchen

2

(926sq.ft)

Living

Dining

Storage

WC

Bathroom

+ 6.9m2

19.5m2

2.9m2

1.0m2

4.1m2

(74sq.ft)

(210sq.ft)

(31q.ft)

(11sq.ft)

(44sq.ft)

A SELECTION OF THE EXISTING AND PROPOSED BOARDS MAY 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

33


Proposed 2 Bed 4 Person Maisonette

SOUTH L AMBETH ESTATE REGENER ATION

Proposed 3 Bed 5 Person Flat

WIMBORNE HOUSE: EXISTING ENTRANCE Flat Plan

EŽ ůĞǀĞů ĂĐĐĞƐƐ Ͳ ƐƚĞƉƉĞĚ and ramped entrance

The main feedack was:

'ƌŽƵŶĚ ŇŽŽƌ ůĞǀĞů ďŝŶ ĐŚƵƚĞ ĐƵƌƌĞŶƚůLJ ďůŽĐŬĞĚ Žī

7

ϰ dž ƌĞĐLJĐůŝŶŐ ďŝŶƐ ůŽĐĂƚĞĚ along the entrance road to o tŝŵďŽƌŶĞ ,ŽƵƐĞ

8

— The residents of Wimborne House were supportive of the principle of access via the southern elevation, onto the new landscaped park area, and the relocating of the recycling bins in a specific ground floor refuse store. — The residents on the ground floor of Wimborne did not want any changes to their gardens or access to their homes.

Flats 101,102 & 103 Shared Entrance Access

2

Waiting Area

14.3m2 (154sq.ft)

3

Bedroom 3

4.3m/14’1”

Fire Exit Stairs

ST & HIU

3 Electric Cupboard

3

5 Concierge

Living/Dining/ Kichen

ST

WC

ST

Kitchen

WC

WC

Inconvenient nien nt to t use KǀĞƌͲƐƉŝůůŝŶŐ Unsightly ƩƌĂĐƚƐ sĞƌŵŝŶ

HIU

St. Resident Bin Chute Access

Bin Chute Zone 6

ST

Resident Gardens

ST

ST

Resident Gardens

8

UP

Bin Chute Collection Point

External Bin Store Area

Living Bedroom 2

Play Area

15.3m2 (165sq.ft)

Bedroom 1

ST

Plan: Existing Entrance to Wimborne House

4.3m/14’1”

MVHR 4.3m/14’1”

Existing Entrance

Existing Refuse Strategy

Entrance

Deck Access

Balcony

Entrance

Balcony

Upper Level

Bedrooms

Bedrooms

+

B1 0HWHUV

Existing Concierge Lobby

15.1m2

(163sq.ft)

Each home was discussed, explaining the different types of maisonettes, flats, the introduction of the shared roof garden, and the sizes of the new homes compared to existing.

B1

(124sq.ft)

12m2

0HWHUV

+

(129sq.ft)

B2

+

12m2 (129sq.ft)

B3 8.7m2 (94sq.ft)

)HHW

Room Sizes

Minimum Area Size, set by planning policy - the Homes for Lambeth Space Standards

80m

Kitchen

2

Dining

Storage

Living

WC

Room Sizes

Minimum Area Size, set by planning policy - the Homes for Lambeth Space Standards

Bathroom

Kitchen

2

87m

+

(861sq.ft)

The main feedback was:

B2 11.5m2

)HHW

— residents liked the choices of layouts. — residents wanted the rear garden walls to be increased in height, and this was then adjusted to reflect that concern.

35.2m2 (379sq.ft)

Bathroom

Bathroom

Lower Level

A further REP meeting was used to discuss the Block A homes, which will be Phase 1 of the development, constructed before any demolition of existing homes.

Bedroom 2

Entrance

'ĞŶĞƌĂů ǁĂƐƚĞ ďŝŶ ƐƚŽƌĞ located to the rear of tŝŵďŽƌŶĞ ,ŽƵƐĞ

ͻ ͻ ͻ ͻ

Dining/Kitchen

2

Ramp Access

Concierge does not have a good view of all areas

6

Bedroom 1

3.6m/11’8”

5

Flat 104 Entrance Access

No through route to other ƐŝĚĞ ŽĨ tŝŵďŽƌŶĞ ,ŽƵƐĞ Ͳ ŶŽ ĐŽŶŶĞĐƟŽŶ ǁŝƚŚ ƌĞƐƚ ŽĨ estate, landscape or play area

3.6m/11’8”

4

MVHR

1

Lift

3

Clapham Road Dorset Road

7 Recycling Rec Re Rec ecyc cyccling liing gB Bins x 4 Bins

Narrow entrance doors ǁŚŝĐŚ ĂƌĞ ĚŝĸĐƵůƚ ƚŽ ƵƐĞ for wheelchairs and prams

9.8m/32’1”

Single Entrance point of Dorset Road

2

3.9m/12’8”

1

Flat Plan

Lift

REP Meetings Further meetings were used to discuss the proposed changes to the ground floor entrance to Wimborne House, looking at what currently works well and what could be improved upon.

14.3m2

15.3m2

3.2m2

3.0m2

4.7m2

(154sq.ft)

(165sq.ft)

(34sq.ft)

(34sq.ft)

(51sq.ft)

WC

Bathroom

35.2m2

2.5m2

3.0m2

5.3m2

(379sq.ft)

(27sq.ft)

(32sq.ft)

(57sq.ft)

Dining

+

(936sq.ft)

Proposed 2 Bed 4 Person Flat

Storage

Living

+

Proposed 1 Bed 2 Person Flat

SOUTH L AMBETH ESTATE REGENER ATION Flat Plan

Flat Plan

WIMBORNE HOUSE: PROPOSED ENTRANCE

Dorset Road Entrance

Key Design Principles - Retain existing entrance from Dorset Road side

MVHR & ST HIU

- Provide additional entrance to the rear of Wimborne House introducing a direct connection for Wimborne House residents to the landscaped park , play area and community room.

Bedroom 1

Bedroom 2

- All routes to be gently ramped to the entrances and bin stores as part of the landscape removing the need for steps - The existing bin chutes from upper floors will remain as existing

Bedroom 1

- Recycling bins will be relocated in a store together with general waste Eurobins for ground floor flats.

MVHR

- Provide a single refuse collection point for recycling and general waste lorries.

ST

ST

HIU Bathroom

Bathroom Parking

2

Potential separate direct entrances for Flat 104

Parking

Potential separate direct entrances for Flats 101, 102 + 103

ST

Ramped Entrance

Entrance 9

Canopy Over

4

3

4.8m/15’7”

Outdoor Seating Area

Living/Dining/Kitchen 23m2 (248sq.ft)

Entrance

1

5

Living/Dining/ Kitchen

Fire Exit Stairs

5.5m/18’1”

Seating Area

Existing Electric Cupboard

Cleaners St.

Concierge 16m2

26.6m2 (286sq.ft)

4.5m/14’8”

9

Lift

8

4.8m/15’7” Lift

Flat 104 Garden (Possible Residents Access via Gate)

10

Flat 103 Garden (Possible Residents Access via Gate)

Seating Area

1

Bin Store

5 Entrance

10

Bin Chute Collection Point

6

Balcony

7 4

Community Room

3 Canopy Over

Garden

Clapham Road

Play Area

Bedrooms Proposed Entrance to Wimborne House

Bedroom

0HWHUV

Scale 1:100

B1

Proposed Entrance

0HWHUV 1

Two entrance points from ĞŝƚŚĞƌ ƐŝĚĞ ŽĨ tŝŵďŽƌŶĞ ĞŝƚŚĞƌ ƐŝĚĞ ŽĨ tŝŵďŽƌŶĞ ,ŽƵƐĞ ŝŶƚƌŽĚƵĐĞĚ

2

Both entrances are level access for ease of use

3

Larger entrance canopy ŝŶƚƌŽĚƵĐĞĚ Ͳ ƉƌŽǀŝĚŝŶŐ ŝŶƚƌŽĚƵĐĞĚ Ͳ ƉƌŽǀŝĚŝŶŐ ďĞƩĞƌ ƐŚĞůƚĞƌ ĂŶĚ ĂůůŽǁƐ ďĞƩĞƌ ƐŚĞůƚĞƌ ĂŶĚ ĂůůŽǁƐ ĞŶƚƌĂŶĐĞ ƉŽŝŶƚ ƚŽ ďĞ ĐůĞĂƌůLJ ŝĚĞŶƟĮĞĚ ďLJ ǀŝƐŝƚŽƌƐ ĐůĞĂƌůLJ ŝĚĞŶƟĮĞĚ ďLJ ǀŝƐŝƚŽƌƐ

4

Glazed entrances with views through to the landscaped areas outside ĂŶĚ ĐŽŶŶĞĐƟŽŶ ƚŽ ƚŚĞ other areas of the estate

ͻͻ Landscape and Play area ͻͻ WĂƌŬŝŶŐ ͻͻ Community room ͻͻ Other areas of estate ͻͻ ŽŵŵƵŶŝƚLJ ,Ƶď

5

^ĞĂƟŶŐ ĂƌĞĂ ƌĞƚĂŝŶĞĚ͘ EŽǁ ^ĞĂƟŶŐ ĂƌĞĂ ƌĞƚĂŝŶĞĚ͘ EŽǁ a larger space that allows ĨŽƌ ǀŝĞǁƐ ŽƵƚƐŝĚĞ Ͳ ƚĂdžŝ ƉŝĐŬͲƵƉ͕ ĚĞůŝǀĞƌLJ͕ ƌĞƐƚ ƉŽŝŶƚ

6

All recycling and General ǁĂƐƚĞ ďŝŶƐ ůŽĐĂƚĞĚ ŝŶ ĐĞŶƚƌĂů ďŝŶ ƐƚŽƌĞ Ͳ ĐĂŶŽƉLJ ĐĞŶƚƌĂů ďŝŶ ƐƚŽƌĞ Ͳ ĐĂŶŽƉLJ provides shelter when using

7

ŝŶ ĐŚƵƚĞ ĂŶĚ ďƵůŬ ƐƚŽƌĞ ŝŶ ĐŚƵƚĞ ĂŶĚ ďƵůŬ ƐƚŽƌĞ retained

8

Concierge has an excellent view of all areas and direct access outside.

9

WŽƐƐŝďůĞ ƉƌŝǀĂƚĞ ĞŶƚƌĂŶĐĞƐ Ɛ ŝŶƚƌŽĚƵĐĞĚ ĨŽƌ ŐƌŽƵŶĚ ŇŽŽƌ ŝŶƚƌŽĚƵĐĞĚ ĨŽƌ ŐƌŽƵŶĚ ŇŽŽ Žƌ ƌ residents?

Pollard Thomas Edwards

12.1m2

+

(130sq.ft)

ͻ Security ͻ ͻͻ Management ͻͻ Safety

Minimum Area Size, set by planning policy - the Homes for Lambeth Space Standards

71m

(124sq.ft)

B1 0HWHUV

13.3m2

(143sq.ft)

)HHW

ƌĞĂƌ ŽĨ ŐƌŽƵŶĚ ŇŽŽƌ ŇĂƚƐ͍​͍

ͻͻ Direct i access to the landscape ͻͻ Private front/rear garden space

B2 11.5m2

)HHW

WŽƐƐŝďůĞ ŐĂƌĚĞŶ ŐĂƚĞ ƚŽ ƚŚĞ Ğ 10 0 WŽƐƐŝďůĞ ŐĂƌĚĞŶ ŐĂƚĞ ƚŽ ƚŚĞ

WIMBORNE HOUSE GROUND FLOOR ENTRANCE JUNE 2017

34

2

(764sq.ft)

Room Sizes Kitchen

Living

+

Dining

Storage

Bathroom

2

51m

+ 26.6m2

1.9m2

5.5m2

(286sq.ft)

(21sq.ft)

(59sq.ft)

BLOCK A PROPOSED LAYOUTS JULY 2017

Minimum Area Size, set by planning policy - the Homes for Lambeth Space Standards

(549sq.ft)

Room Sizes Kitchen

Living

Storage

Bathroom

23m2

1.6m2

5.7m2

(248sq.ft)

(17sq.ft)

(61sq.ft)

+

Dining

+


SOUTH L AMBETH ESTATE REGENER ATION

SOUTH L AMBETH ESTATE REGENER ATION

WHAT HAS CHANGED SINCE THE 16 MAY C O N S U LTAT I O N E V E N T ?

DESIGN FOCUS - BLOCK A DORSET ROAD

Since the 16 May 2017 Event we have continued engaging with residents and the Lambeth Planning team and have been developing the plans in more detail. This is the masterplan as discussed in May noting the main areas that we have been looking at since then.

Block A on Dorset Road is the first Phase, providing 30 homes to rehouse residents from their existing homes on the South Lambeth Estate.

The main discussions and feedback are summarised below:

Lambeth Planning Officers advised that the distances between buildings should be increased. The community room has been reorientated under Wimborne House, allowing for garden store and cycle storage.

Lambeth Planning Officers advised that Block A should be set further back from Dorset Road. Parking areas have been reviewed to ensure that they are can have more landscape and planting as well as parking and access.

Lambeth Planning Officers advised that the distances between buildings should be increased.

View looking across Dorset Road Light coloured brickwork with clearly defined front doors and front gardens onto Dorset Road. A shared roof garden for residents of Block A.

View along Dorset Road Glazed reflective brickwork to the ground/first floor maisonettes. Each home having a front area for planting, refuse bins and privacy.

View opposite Wimborne House Light coloured brickwork with ground floors having enclosing wall and rear gate to garden terrace. Blaconies and gallery deck access to upper levels.

Block A on Dorset Road Block A will eventually connect to the rear of the Village building. To the south is a landscaped court with parking spaces for existing resident permit holders.

PREVIOUS MASTERPLAN AS DISCUSSED AT THE 16 MAY CONSULTATION

ex

i s ti

n g b u il d i

ng

Parking areas have been reviewed to ensure that they can have more landscape and planting as well as parking and access.

Block E has been further developed to reflect the adjacent ‘villa’ type houses, with gaps at roof level.

ϭ

ϰͬϲ

Ϯ

ϲ

ϯ

ϴ

ϰ

ϭϭ

ϰͬϱ

ϭϲ

ϱ

ϮϮ

communal entrance

communal entrance

— Residents keen to have a newsagents, to avoid having to cross Clapham Road. — Concern about number of visitor parking spaces provided. — Pleased with the roof terrace for residents but needs to be low maintenance/managed/secure. — Residents welcomed the larger lifts – furniture and better disabled access but wanted more detail on service charges. — Some residents liked open plan living and others wanted separate kitchens so pleased there are options. — Positive feedback on the Wimborne southern entrance addressing current problems and increasing safety. — Wimborne residents noted that their building will be an eyesore in the middle of a new development. — Good feedback on community room, with questions on management going forward. — Landscape needs to be inviting and feel safe all year round with good external lighting

s

Summary of resident engagement

th e e s it

Plan sh ow

g

Building Heights Key

on

in

Lambeth Planning Officers advised that this part of Block D should be reduced in height due to proximity to Albert Square.

Pre- planning Public Consultation Event August 2017 This public event was held to present and discuss the recent changes to the masterplan and the developing detail of Phase 1 on Dorset Road.

Ground Floor Plan of Block A

PRE-PLANNING PUBLIC CONSULTATION EVENT BOARDS AND PHOTOS AUGUST 2017

The resident engagement and consultation has continued the relationship building and dialogue from back in 2015. It has been structured to both regularly update, review and feedback with changes through this process and also to provide opportunities for residents to develop skills and knowledge to further understand the processes involved. The resident engagement has informed and shaped the masterplan, the future homes and the landscaped spaces through this process. It is recognised that the residents have approached this with energy, time and effort throughout, which in turn will help create a sustainable and enjoyable place to live going forward.

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

35


Preliminary planning meetings were held in July and August 2016 describing the developing scenarios and the Masterplan Objectives approved by Lambeth Cabinet in October 2015 and how the earlier scenarios were tested and reviewed against the same criteria: — — — — —

place making relationship with street private and public spaces integration with wider neighbourhood relationship and impact on Albert Square Conservation Area — numbers of new homes — Phase 1 along Dorset Road - without demolition The following pages summarise the evolution of the proposals through the planning consultation, with Appendix A providing the more detailed iterative process.

Key Planning Response: — the scale of six storey buildings adjacent to the north square agreed. — support for connectivity and strong identity of the open spaces. — the parking strategy to be developed. — the application type agreed - Phase 1 in detail and the remainder of the site in outline with agreed siting, massing, landscaping and access.

RO AD

The PPA agreement was agreed in November 2016 establishing the framework for the determination of the application through collaborative working, and to create a development which will achieve a high standard of design and sustainability and should serve as an example to other developments in Lambeth.

PPA 01: December 2016 The formal PPA01 inception meeting was held in early December 2016 and it briefed the new planning officers on the background to the scheme.

CL A

PH A

DO RS ET

2.2.2.2 Planning Consultation Planning - PPA process 2016-17

M

RO AD

A site visit was held in January 2017 and formal planning feedback from PPA 01 was received on 18 January 2017. Key Planning Response to PPA 01: — the scale of the building at north corner and the public access through the courtyard to be developed. — support for retention of retail on Dorset Road. — transition through to mews and demonstration of no adverse impact on Albert Square conservation area. — transition from proposed to existing Clapham Road buildings to be developed.

Key 2 3 4 4/5 5 4/6 6 8 10 11 22

DEVELOPING MASTERPLAN JULY 2016

36

Pollard Thomas Edwards

DEVELOPING MASTERPLAN PPA 01: DECEMBER 2016


ĂůĐŽŶŝĞƐ

tŝŶĚŽǁƐ

Žƌ &ůƵƐŚ ĨƌĂŵĞ ƐƐĞĚ

ƌĞĐĞ

AREAS OF OWNERSHIP PPA 01: DECEMBER 2016

Žƌ Ň ƵƐŚ ŶŝĞƐ Ž ĂĐŬ͕ ^Ğƚ ď Ɵ ŶŐ ďĂůĐ ŵĞ Đ ĨƌĂ ƉƌŽũĞ ŚŝŶ ƚŚĞ ǁŝƚ

DĂŝƐŽŶĞƩ ĞƐ

'ůĂnjĞĚ ĨĂĐĂĚĞ

ŽƌĞƐ

ĐƟ ŶŐ WƌŽũĞ Ğ ĨƌĂŵ

Ě ĞƌŶĞ WĂƩ Ŷ ƚŽ Ğ ƐĐƌĞ ƌĞ ĐŽ

DEVELOPING STUDIES PPA 01: DECEMBER 2016

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

ĐƚĞĚ WƌŽũĞ ŶĐĞ Ă ĞŶƚƌ

ůĞ ŶƐŝďĞ ĞĨĞ ƐƉĂĐ ĞĚ &ƌĂŵ ĞƩ Ğ ŽŶ ŵĂŝƐ ĂŶĐĞ ĞŶƚƌ

DEVELOPING STUDIES PPA 01: DECEMBER 2016

37


PPA 02: January 2017 The masterplan development diagrams below were discussed, explaining the emerging masterplan development.

3. Defining frontages, clear definition of streets Creating urban form that creates clearly defined spaces, and a well defined permeability and accessibility through the site. 4. Enhancing existing and creating new visual and physical connections Ensuring the form connects into the existing urban grain both visually and physically by creating breaks between buildings to strengthen connections.

1. Understanding existing site conditions Understanding the site, understanding what works, what does not, analysis of streets, access, permeability, overlooking, privacy and defensible space. 2. Understanding the links to the context Understanding how new built form can reinforce connections to the existing fabric and can define streets and open spaces.

Undefined edge to Melcombe House gardens leading to lack of ownership over space

BE

Link between South Lambeth Estate and Albert Square blocked off

RT

Blocks are linked to existing context to reduce leaky edges between estate and the surrounding neighbourhood

Rear gardens onto street and alleyways create unruly locations with lack of overlooking

N SO KINEET WILSTR

AL

BE

UA R

RT

MEL HO COM USE BE

E

UA R

E

RT

BE

R UA SQ

E AG AN SW

BE

RT

AV E

EY

W

MIN

ST

NU

ER

E

RT

BE

AL

HO

US

E AR QU

S

EY

AL

BE

RT

SQ

UA R

MEL HO COM USE BE

E

MEL HO COM USE BE

E

TE TA

TE TA

ES

W

W

EA

DO

B

AV E

RT

BE

AL

NU

EY

AL

E AR QU

RT

E

R UA

M

N OL

BE

S

ES

DO

ES

EA

M

N OL

B

R

BE

AL

AV E

Q TS

EY

AL

M

LN

BE

RT

BO

AV E

NU

E

NU

E

E

E

E

RT

UA R

EA

BO

UR

BE

SQ

Bolney Meadow Community Centre

N SO KINEET WILSTR

AL

DO

M

LN

ST

RT

— the position of the taller element to be reviewed, to set further back Dorset Road. — omission of the public route through courtyard agreed. — ‘villa’ approach to Clapham Road frontage agreed as appropriate building form.

Set back ground and first floors increase width between blocks at street level

TE TA

E

EA

HO

BE

Key Planning Response to PPA 02:

Melcombe House Gardens (Semi-private, landscaped communal gardens and play space)

N SO KINEET WILSTR

AL

Mews (public, landscaped hard surface with parking)

MEL HO COM USE BE

E

US

AL

E

AL

SQ

E AT ST

W DO

Private Gardens and Communal Allotments (private gardens and semi-private allotment spaces)

N SO KINEET WILSTR

AL

SQ

5. Defining spaces Ensuring each space has a purpose and ownership, that all spaces are defined to maximise the use, surveillance, and activity within it. 6. Ground floor relationships Understanding the context of the ground floor - whether a home, a shop or a community room - ensuring relationships with the open space, the streets, the gardens, reinforce the definition of spaces and reflecting the specific use of the ground floor. 7. Heights and context Ensuring the heights of the proposed built form responds to context and orientation, adjusting the form to maximise the numbers of new homes whilst avoiding impact on neighbours. 8. Responding to immediate context Further development on each block responding to context of the new built form and the existing context.

US

ON GT

HO

VE HORWO US OD E

MIN

OS

E

S OU

EH

ON ST

W

OR

BEN

VIL

LE

D OA

TH

OR

LE

W

W

W

VIL

ET

KIB

KIB

KIB BEN

ST

RE

HO

USE

BR

E

S OU

KIB

OR

BEN

TH

VIL

ST

LE

RE

HO

OR

BEN

TH

VIL

LE

ST

TH

ST

RE

HO

ET

USE

RE

HO

ET

USE

ET

USE

EH

N OR

B

WIM

ET

AD RO

RS

AD RO

ET

DO

ET

AD RO

ET

RS

RS

RS

Retail Square (public, hard surface)

DO

DO

Car parking courts

Connect block to Clapham Road houses to restore historic grain

PA L

FR

EY

FR

EY

AC E

PL

Car parking courts

VIL TH LA E GE

S

RT

AL

3 storey with a set back upper floor next to existing 2 storey pitched roof Albert Avenue houses

BE

RT

SQ

UA R

ME LC HO OM US BE E

E

AV E

RT

BE

AL

NU

E

S

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AL

RT

M

B

RT

BE

AV E

AL

NU

AR QU

EA

5

AL

E

N OL

BE

TE TA

OW

Proposed orientation of proposed blocks relate to existing orientation of Albert Square and Clapham Road

AL

BE

RT

Width of block decreases towards Dorset Road in order to increase width of public square

N SO KINEET WILSTR SQ

UA R

ME LC HO OM US BE E

E

RT

S

NE

E

L BO

RT

BE

AL

E

S

AR QU

M

L BO

BE

RT

ES

DO

EA

Y

NE

AL

D

AV E

C

NU

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6

4

W

C

M

AV E

NU

E

Y

4

BE

TE TA

ES

D

DO

E AR QU

Ground floor improvements to Wimborne House entrance, providing access on both north and south sides

Block pushed away from Albert Square and Wilkinson Street to increase overlooking distances

4 storey next to Melcombe House to reduce impact on daylight/sunlight

N SO KINEET WILSTR

EA

M

L BO

BE

The Village ground floor replaced to increase footprint and tie in with proposed buildings

AD RO

W

ES

New community building opening out onto public park

PL

AC E

M

ES

EY

HA

OW

TE TA

FR

VIL TH LA E GE

AP

AD RO

RT

BE

AL

Y

NE

AL

M

TE TA

D

E

HA

ME LC HO OM US BE E

E

EA

AR QU

AP

AD RO

SQ

UA R

ME LC HO OM US BE E

E

New pedestrian link connecting the two estate community buildings

PA L

Wimborne Court (public, landscaped hard surface with parking)

5 storey to reduce impact on Albert Square and Wilkinson Street

N SO KINEET WILSTR

AL

RT

UA R

Set back ground and first floors provide defensible space and privacy to ground floor homes

6 - Improve Ground Floor Conditions

Full height breaks between blocks provide both visual and physical connections through the site

BE

SQ

DO

CL

Park (public, landscaped park with play space and allotments)

Introduction of block A along undeveloped land to restore historic grain

CL

M

AD RO

HA

AP

CL

M

HA

AP

CL

RT

PL

5 - Define Spaces

Courtyard block provides frontage and front doors onto the street on four sides

N SO KINEET WILSTR

BE

EY

AC E

2 - Link to Context

Increasing front doors onto streets and public spaces

Residents’ Courtyard (Semi-private, landscaped communal gardens and play space)

FR

VIL TH LA E GE

The Village building sits on the corner of Dorset Road and Clapham Road as trees, cars and railings line the edge of Dorset Road

1 - Existing Site Conditions

AL

PA L

AC E

VIL TH LA E GE

Wide pavement along Clapham Road is underused and could be incorporated into the landscaping strategy

Clapham Road Linear Park (public, landscaped edge to Clapham Road)

PA L

PL

AD RO

F

11 6

KIB

OR

NV

ILLE

HO

US

E

ET

W

TH

NV

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RE

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AD RO

ET

RS

TH

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AD RO

6 ET

PL

AC E

FR

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PL

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DESIGN DEVELOPMENT PPA 02 JANUARY 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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PPA 03 responded to the key issues raised in that feedback: — Courtyard building: review of the position of the taller element — Melcombe Gardens buildings: turning the corner, the junction between the two blocks — Transition to mews: further detail on mews relationship with park frontage — Clapham Road: Further detail of Clapham Road elevation and relationship with neighbours.

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PPA 03 March 2017 The formal response to PPA 02 was received on the 22 February and PPA 03 was held on 9 March 2017.


Strategic Review Panel 22 March 2017 The South Lambeth Estate development proposals were presented to Lambeth’s Strategic Planning Panel on 22 March 2017.

PPA 04 27 April 2017 PPA 04 in April was a continuation of the planning dialogue and an update following PPA 03 and the Strategic Panel.

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The key developments were:

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Block B - Courtyard Building The taller element has been set back from Dorset Road, creating a neighbourhood square with an improved relationship to Dorset Road. In response to the Strategic Panel the taller element has been proposed at 16 storey.

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Block D - Street building In response to consultation with residents of Albert Square this building has been realigned with the existing Swanage House, so maintaining distances as existing.

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Transport The Panel would support a reduction in parking, via permit surrender, or when existing residents move away from the estate. Design Response Lambeth propose a strategy with existing decanted residents that will reduce permit parking over time.

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Amenity The separation distances on streets at upper levels being 14m was queried as with the relationship of the new building backing onto the existing Albert Square houses. Design Response The distance between street frontages has been increased. Following resident consultation and the PPA meetings the distance between the existing Albert Square buildings and the new building has been increased, with the proposed now located on the back face of the existing Swanage House.

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The Panel considered the street block will need articulation and reference to the local vernacular. Design Response The taller element to the courtyard building is proposed at 16 storeys and is to be set back further from Dorset Road.

Block A - Dorset Road The 124 Clapham Road building will not form part of Phase 1, and this will be brought forward in Phase 2, adjoining Phase 1 with a ‘transition’ block between the restored 124 Clapham Road and the new homes.

STAGE 2

In response to previous planning concerns regarding the route through to Melcombe Gardens, this has been reviewed. It is proposed that the building form continues around the corner to enclose Melcombe Gardens, which also shortens the length of this building. Energy Strategy In response to the GLA discussions and feedback the energy strategy has been revised from a decentralised system with three smaller centres across the phased scheme, to a centralised system, with plant located in the courtyard block.

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STAGE 2 UPDATED DEVELOPING DESIGN PPA 04 APRIL 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

41


GLA presentation 4 May 2017 A pre-planning application meeting was held with the GLA and the assessment received on 8 June 2017. Below is a summary of the assessment: Principle of Development The GLA welcomed the principles of the ongoing extensive consultation informing and shaping the current proposals, and Lambeth’s standards for appropriate compensatory arrangements. There will be not net loss of social housing, and all residents have the option to return. Housing Officers welcomed net gain of affordable homes. Residential Quality GLA noted majority dual aspect units, with maisonettes at ground floor to maximise front doors. Officers requested that building on Clapham Road (Block E) be reviewed to explore layouts further. Design Response Clapham Road building reviewed to create dual aspect homes at ground floor and further articulation in the roofscape. Urban Design Community Officers encouraged ground floor interventions to Wimborne House, such as the community room and the entrance upgrade, and encouraged a focus on the corner of Clapham Road/Dorset Road. Design Response The corner of Clapham Road/Dorset Road will benefit from a new ground floor to 124 Clapham Road which be coordinated with the semi-enclosed landscaping of the TfL strip of land, and create the potential for the use of this corner a future Community Hub serving the estate. Density Officers were content with the proposed density at approx 200 dwellings/ 680 habitable rooms per hectare. Albert Avenue Officers would like to see a properly defined route through to Albert Avenue and a formal pedestrian route from Clapham Road. Officers consider that there should be some formal enclosure to the Clapham Road. Design Response The adjacent Albert Avenue is privately owned and soon to be gated from Albert Square. There is currently no desire from the owners to see a physical connection but the potential is being allowed for in the future. Should the estate permit numbers reduce there is the potential for the mews to tighten, or further landscape introduced.

Height and Massing Officers agreed with the proposed heights of the proposals in this context. Noted the importance of the human scale, avoiding inactive frontages, and creating legibility for pedestrians. Design Response The set backs on Dorset Road have been revisited and the building line is now set back from back of pavement with a small ground/first setback, and an enclosed front garden area. Architectural Approach Officers welcomed the architectural approach, mediating between the Georgian of Albert Square and Clapham Road, and the twentieth century Wimborne House. Inclusive Access It was confirmed that 90% homes will be in accordance with Building Regulations M4(2), and 10% of the new homes M4(3). It has been agreed with Lambeth Highways officers that 5% wheelchair parking will be provided, with the potential for a further 5% as required. Design Response The landscaping approach to the loop road has been reviewed and will no longer be a shared surface. Lambeth’s Homes for Lambeth standards require a 13 person lift to each core which exceeds accessibility standards. The gallery access approach to the blocks increases the number of upper level homes with access to two lifts, which increases the accessibility of upper floor homes. Climate Change It was noted that the multi-plant energy strategy has been revised to a single energy centre and further detail of that is provided in the Energy Report. Access and Movement Officers supported the enhanced pedestrian connections to context. Clapham Road It was discussed that the green edge with Clapham Road is being discussed with TfL to achieve a level of enclosure which satisfies TfL and the estate landscaping proposals. This application includes the design of this area as discussed and agreed with TfL.

IMAGES FROM GLA PRESENTATION MAY 2017

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PPA 05 June 2017 PPA 05 in June 2017 summarised the feedback from PPA 03, PPA 04, the Strategic Review Panel and the GLA panel, a bringing together of all the previous comments on the scheme and ensuring that these are addressed within the application - the detailed application for Phase 1 and the ground floor of Wimborne House, and the outline application for the remaining phases.

PPA 06 July 2017 PPA 06 on 6 July 2017 was a follow up meeting to PPA05 to finalise and agree the approach with Lambeth planning officers. The key actions agreed were:

Key Planning Response to PPA 05: — Officers agreed with the proposed location and outline height of 16 storeys to the taller element of the courtyard block, with a micro-climate and daylight/sunlight report to accompany future phase. — Officers accepted the distance between courtyard building and smaller block adjacent Phoenix, with knowledge that buildings would not overlook each other. This creates a threshold between the square and the street. — Officers remained concerned that the upper widths of the streets should be increased. — Officers noted that the illustrative information of the street building indicates how this elevation will be articulated and broken up in future detailed application. — The officers satisfied with the transition from the park into the mews. — Officers want the front building line to be set back from Dorset Road and to be a more residential aesthetic. — Officers acknowledge that 124 Clapham Road is not in Phase 1 but transition from this conservation area to Phase 1 needs to be reviewed.

MASTERPLAN - MAY 2017

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— Road treatment - Not a shared surface approach and a simplified parking layout. — Architectural aesthetic - Aesthetic understood but agreed that ‘grid’ should be more subtle. In areas, such as Clapham Road frontage, the design should respond to the rhythm of the villa typology. Officers suggested that materials could vary across site, with differences in brick colour to marry changes in direction, character and visually break up frontages. To reflect warm tones of the local character and conservation areas. — Block A Dorset Road - Agreed the benefit of setting back from the historic building part of 124 Clapham Road, setting building 0.5-1m from back of pavement. It was agreed that the ‘rear’ gardens to building would have 1350mm wall with a footpath beyond. (increased to 1650mm following resident consultation). Preference for parallel parking in this area. It was agreed that the materials for setbacks should be a contrasting brick, possibly a lighter bronze. Officers want to see a change in materials from Phase 1 to transition block (extension to 124 Clapham Road building), which could be the same brick of these setbacks. — Roof Terrace -Officers noted that the terrace is a positive contribution to amenity, and ideally should be replicated elsewhere in the scheme. Noted the frame to the terrace should be more void, less solid in enclosure, reducing the massing. — Courtyard building and taller element - Officers suggested that a paler brick in the palette would be appropriate for the taller element. It was agreed that scoping an high level micro climate study would be submitted as part of the application.

— Building adjacent Phoenix - Agreed that the increased distance between C and B was acceptable at 9m, rather than the previous 7m, and that layouts would be planned to ensure there would be no overlooking between homes. — Street widths - It was noted that the upper levels will be increased to 15m between brickwork and that the layouts illustrate that the windows in street are set back at behind the gallery access, increasing the distance to 17m. — Block D - It was agreed that the outline application and illustrative information would set up the parameters for the rhythm and façade treatment, with the use of articulation and recessed gallery access. It was agreed that the siting of this building in line with the existing Swanage House was acceptable, increasing the back to back distances. — Mews - Officers expressed concern that both mews buildings should be no more than three storeys, and should be reviewed. — Design Response - This was reviewed and has been reduced to three storeys. — Block E - The principles of the articulation of this frontage were agreed with it noted that it must be articulated at roof line also. — Design Response - Block E has been reviewed and a redesign of the internal layouts increases the articulation and breaks at upper level. There are also no single aspect ground floor units following this review. — Parking - The overall existing decanted parking numbers are being reviewed by Lambeth to establish whether this can be reduced immediately,

3 4 4/5 5 4/6 6 8 11 16 22

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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PROPOSED BLOCK A DORSET ROAD FACING ELEVATION PPA 07 AUGUST 2017

PROPOSED BLOCK A ELEVATIONAL STUDIES PPA 07 AUGUST 2017

PROPOSED BLOCK A SOUTH FACING ELEVATION PPA 07 AUGUST 2017

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PPA 07 August 2017 PPA 07 on 10 August 2017 reviewed the development since the July PPA.

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Summary of engagement with Lambeth Council Planning officers The PPA process formally started in November 2016 and the scheme has evolved in response to planning, highways, conservation and urban design feedback through this period.

PROPOSED BLOCK A STUDIES PPA 07 AUGUST 2017

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

This dialogue has reviewed how the future phases of the outline masterplan could develop within the parameters of the application. The process has informed the architectural language of Phase 1 and illustrated future phases maintaining Lambeth’s vision to create more and better homes of high quality, low maintenance and low energy, within an integrated and contextual development.

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ILLUSTRATIVE AERIAL VIEW OF MASTERPLAN FROM THE NORTH WEST

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3 Strategy 3.1 Design Principles 3.1.1 Masterplan 3.1.2 Architectural Character and Design 3.2 The Outline and Detailed Planning Application

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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3.1 Design Principles 3.1.1 Masterplan The South Lambeth Estate Regeneration provides new homes for Lambeth residents. Lambeth Council has committed to deliver these homes to meet the agreed Housing Design Principles for the residents of of the borough: 1. Secure, warm, safe and comfortable homes with high levels of insulation and sound proofing 2. Practical homes with plenty of storage space and easy access to services 3. Where we are re-housing residents, they will be involved in the design process 4. Personal outdoor space for each home 5. New homes are indistinguishable by tenure and fit well into the existing pattern of streets and open spaces The following eight diagrams explain the design principles of the South Lambeth Regeneration:

access no longer in between regular use,Link the alleySouth is Lambeth Estate and not overlooked and is Albert Square unsafeblocked off

6. Communal spaces that residents enjoy spending time in, designed with safety in mind 7. Discrete and convenient storage for waste and recycling and secure covered storage for cycles 8. Places that support the character of the area, contribute to Lambeth’s rich architectural heritage, and are built to last 9. Streets and public spaces that create a safe and secure environment for all 10. Sustainable buildings and spaces that are easy and economical to manage and maintain

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1. Understanding existing site conditions Understanding the development site, understanding what works, what does not, analysis of streets, access, permeability, overlooking, privacy and defensible space.

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The design provides a development which is integrated within its setting and creates a place with a locally inspired character. The proposals reinforce existing connections and generate new ones, with the spaces between buildings as carefully considered as the buildings themselves.

2. Understanding the links to the context Understanding how new built form can reinforce connections to the existing fabric and can define streets and open spaces.

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3. Defining frontages, clear definition of streets Creating urban form to define spaces clearly and increasing permeability and accessibility throughout the site.

4. Enhancing existing and creating new visual and physical connections Ensuring the form responds to the existing urban grain both visually and physically to strengthen connections.

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6. Ground floor relationships Creating a successful ground floor relationship - whether a home, a shop or a community room. Front doors, natural overlooking and clearly defined frontages to reflect the specific use of the ground floor.

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5. Heights and context The heights of the proposed built form respond to the context and orientation, maximising the numbers of new homes whilst minimising impact on neighbours.

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considering links through the estate

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7. Defining spaces Ensuring each space has a purpose and ownership, that all spaces are defined to maximise the use, surveillance, and activity within it.

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

8. Responding to immediate context Reviewing how the proposed buildings relate to their immediate context, within and outside the development site.

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The diagrams below compare the existing South Lambeth Estate to the proposed South Lambeth Estate development. The design principles of the proposed masterplan layout will create clearly defined routes, open spaces and private spaces. There are legible pedestrian routes through the estate to the wider neighbourhood. The new buildings frame the existing streets, acknowledging local scale and established building lines. The proposed block numbering is noted on the proposed masterplan below right, from A - F.

ANALYSIS EXISTING CONDITIONS

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ANALYSIS PROPOSED SOUTH LAMBETH ESTATE DEVELOPMENT


PHOTOGRAPH OF ILLUSTRATIVE MODEL OF ESTATE AS EXISTING

PHOTOGRAPH OF ILLUSTRATIVE MODEL OF PROPOSED MASTERPLAN

A Nolli shades only the buildings in isolation, so the pattern and arrangement of whole neighbourhoods can be reviewed. EXISTING NOLLI PLAN OF SOUTH LAMBETH ESTATE

PROPOSED NOLLI PLAN OF SOUTH LAMBETH ESTATE DEVELOPMENT

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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3.1.2 Architectural Character and Design In parallel to the design principles of the masterplan the architectural character and design has been developed. The existing neighbouring buildings display a variety of residential architectural styles: — the buildings along Clapham Road, Albert Square and Wilkinson Street date back to the 1840s with classical proportions, raised ground floors, and predominantly yellow brick and stucco detailing on the upper floors; — the 25 storey Holland Rise House is a 1960s profiled panellised system tower; — Wimborne House sits within the estate and is the only South Lambeth Estate block that is being retained. It was constructed during the post-war period where large scale building programmes were influenced by the continental models of high rise, system-built flats. Le Corbusier’s Unite d’Habitation, completed in 1952, demonstrates a clear reference point for Wimborne House. The original design of Wimborne House embodies many of the principles of the time including an exposed structural frame in concrete, suspending the building above the ground on piloti, an internal arrangement of dual aspect duplex flats with deck access on the north face and private balconies on the south; — the brick built Bridge Estate buildings of the late 1960s which are three/four storeys sitting on a raised car park podium along Dorset Road; — the Bolney Meadow Estate, constructed in the 1930s and typical of London County Council neo-Georgian housing development of the period, being fivestorey deck-access flats in brick with pitched roofs, prominent chimneys and bay windows.

ALBERT SQUARE

WIMBORNE HOUSE

The development has been designed to complement this setting, making reference to, but not mimicking, the context. Early studies looked at the two prominent styles of architecture in the immediate vicinity of South Lambeth Estate; the modernist Wimborne House and the traditional terraced villas of Albert Square and Clapham Road. The contextual study on the opposite page, and on page 56, explores the proportions, hierarchy and characteristics of both of these styles which have informed the design approach for the South Lambeth Estate development proposals.

PHOTOGRAPHS OF NEIGHBOURING ARCHITECTURAL CHARACTER

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CLAPHAM ROAD

HOLLAND RISE HOUSE


1 - INTRODUCE BASE

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2 - APPLY GRID

WIMBORNE HOUSE

3 - VERTICAL HIERARCHY

ALBERT SQUARE

4 - GROUND FLOOR SET BACK

WIMBORNE HOUSE

5 - DEFINED CORNERS

ALBERT SQUARE

CONTEXTUAL STUDY OF NEIGHBOURING CHARACTERISTICS

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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BUILDING ELEMENTS

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GRID STUDIES

COMPONENT/CONSTRUCTION/SHADOW STUDIES

‘ARCHITECTURAL LANGUAGE’ STUDIES


3.2 The Outline and Detailed Planning Application The South Lambeth Estate development hybrid planning application seeks outline planning permission for the masterplan and detailed planning permission for Phase 1. The phasing of the application has been led by the need to build new homes for existing residents, prior to any decanting and demolition of existing homes. Phase 1 will provide homes for residents of Broadstone and Sturminster Houses in Block A on Dorset Road. Phase 1 will also include works to the ground floor of Wimborne House - the entrance and the community room.

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South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

SOUTH LAMBETH ESTATE DEVELOPMENT PHASE 1 SITE BOUNDARY

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ILLUSTRATIVE AERIAL VIEW OF MASTERPLAN FROM THE NORTH EAST

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4 The Outline Planning Application 4.1 Description of the Outline Application 4.2 Building Layout and Land Use 4.3 Access and Circulation 4.4 Landscape and Open Space 4.5 Building Heights and Massing

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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4.1 Description of the Outline Application The outline planning application is seeking consent for up to 362 mixed tenure new homes, commercial space, community space, landscaped open space, car parking, cycle parking and associated works. The outline application comprises six parameter plans which outline the key principles of development. The parameter plans cover the key issues of: building layout and land use, access and circulation, landscape and open space, building heights and massing. Each plan is illustrated in turn in this section. The key stakeholders and the extensive consultation and engagement process have had significant input into these parameter plans. All other design material submitted as part of the outline planning application is illustrative. Illustrative material will not form part of any granted outline consent but seeks to show how the detailed plans for the South Lambeth Estate could be delivered in future phases.

The role of the illustrative masterplan is to demonstrate how the designs of future phases could be developed from the principles set out in the Parameter Plans. SOUTH LAMBETH ESTATE DEVELOPMENT ILLUSTRATIVE MASTERPLAN - GROUND FLOOR

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4.2 Building Layout and Land Use

4.2.1 Building Layout and Land Use Parameter Plan To ensure the South Lambeth Estate Regeneration becomes an attractive and sustainable neighbourhood as set out in the Vision, the proposals include homes of different tenure and size, supporting community and commercial facilities, and high quality landscaped spaces.

The Building Layout and Land Uses have been influenced by engagement with residents, the local community and Lambeth Officers, as well as the Masterplan Objectives and the Vision. The Outline Application Building Layout and Land Use Parameter Plan on the following page indicates the proposed land uses and their location. This supports the following Lambeth Council Masterplan Objectives for the South Lambeth Estate Regeneration: Homes Objective 1 Retain Wimborne House and redevelop the five low rise Houses - Osmington, Sturminster, Broadstone, Verwood and Swanage (totalling 101 homes to be reprovided). Objective 2 Re-provide those 101 homes plus the addition of a minimum of 220 new homes. Neighbourhood Objective 4 Create a masterplan with a distinctive character which responds to the existing local context of Albert Square, Bolney Meadow, Dorset and Clapham Roads. Objective 5 Create a safe and neighbourly environment (streets with front doors and an easily located address). Provide clearly defined pedestrian routes through from Clapham Road to Kibworth Street and Dorset Road. Objective 6 Provide a neighbourhood which is not dominated by vehicular routes or parking, only re-providing resident parking in defined areas and dedicated wheelchair user parking. Open Spaces Objective 7 Provide safe and overlooked open spaces creating landscapes for a variety of outdoor activities such as a tree lined park extending to Clapham Road and a new London Square.

The key masterplan objectives for the South Lambeth Estate HOMES

NEIGHBOURHOOD

OPEN SPACES

COMMUNITY USES

WORKING TOGETHER

1. Retain Wimborne House and redevelop the five lowrise Houses - Osmington, Sturminster,Broadstone, Verwood and Swanage (totalling 101 homes to be redeveloped)

4. Create a masterplan with a distinctive character which responds to the existing local context of Albert Square, Bolney Meadow, Dorset and Clapham Roads

7. Provide safe and overlooked open spaces creating landscapes for a variety of outdoor activities such as a tree lined park extending to Clapham Road and a new London square

8. Provide an accessible Community Space for South Lambeth residents adjacent to one of the open space

10. Work closely and communicate clearly with the South Lambeth residents and stakeholders on their aspirations for future proposals

2. Re-provide those 101 homes plus the addition of a minimum of 220 new homes

5. Create a safe and neighbourly environment (streets with front doors and an easily located address). Provide clearly defined pedestrian routes through from Clapham Road to Kibworth Street and Dorset Road

3. Provide new homes which are energy efficient (cheaper to run), meet current space and design standards and which will age well, with limited maintenance

9. Provide new retail units onto Dorset Road, closer to Clapham Road

11. Work with those resident groups with specific housing needs such as the elderly residents, or those with disabilities and ensure the proposals going forward reflect these needs

6. Provide a neighbourhood which is not dominated by vehicular routes or parking, only re-providing resident parking in defined areas, and dedicated wheelchair user parking

KEY MASTERPLAN OBJECTIVES SOUTH LAMBETH ESTATE OCTOBER 2015

Community Uses Objective 8 Provide an accessible Community Space for South Lambeth residents adjacent to one of the open spaces. Objective 9 Provide new retail units onto Dorset Road, closer to Clapham Road. This objective is maintained but its location has evolved through consultation and the developing masterplan, with the retail/commercial now being proposed in both the new neighbourhood square and on the corner of Dorset Road/ Clapham Road.

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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4.2.2 Site Arrangement and Land Use This section describes how the building layout and land use parameter plans have been generated and the principles for how they could be interpreted in future detailed planning applications. In terms of Land Use the development is predominantly residential, providing mixed tenure homes for Lambeth residents. The outline application is designed to accommodate 362 homes. The application also includes non-residential uses, replacing the existing commercial space at the base of Broadstone House, providing a Community Space and a Community Hub. It is important to the long term success of these facilities that they are carefully located to maximise visibility, use and surveillance. Through the consultation with residents of the Estate it has been proposed that the Community Room is located under Wimborne House, on the site of the former caretakers facility. This central location allows the community room to address the new landscaped park, encouraging its use by established youth groups, residents and other user groups. The neighbourhood square on Dorset Road sits opposite other local retail on the northern side of the road. It provides a landscaped frontage to the ground floor retail/ non-residential units, and acts as a pedestrian gateway into the scheme from the north. There are existing retail units on the northern side of the street and to reinforce this comercial/retail neighbourhood area it is proposed that non residential commercial units will be located on the ground floor of Block B and Block C wrapping around a set back neighbourhood square. 124 Clapham Road (recently renamed The Blue Sea) will become a Hub for the estate and a ‘signpost’ on the Clapham Road for the wider regeneration. The Hub is intended to be multi functional with cafe and spaces for residents to work and meet. It is also expected to support Homes for Lambeth’s estate management operation.

A key influence on the site arrangement has been the relationship of the new buildings to the surrounding context: Dorset Road The historic part of 124 Clapham Road pub site on the corner of Dorset Road and Clapham Road is to be retained, and the location and scale of this building has established the building position for the proposed buildings along Dorset Road. As described previously the ground floor of this building will be a Community Hub. Residential Use will then extend along Dorset Road with the existing cross-over points of Cobbett Street and Kibworth Street, off Dorset Road, influencing the building positions, the proposed phasing and decant strategy. Clapham Road The building line of the existing 166-176 Clapham Road is maintained and continued in the proposed residential buildings along Clapham Road, referred to as Block E within the development proposals. The existing houses were built in the 1840s, shortly after Albert Square was constructed, and are grouped in pairs, giving the appearance of a continuous terrace with connecting entrance structures. The layout of Block E adopts this rhythm of a series of connecting villas, with a landscaped frontage. Block E returns in a north-easterly direction to face the new landscaped park and align with Block D as described below.

Wimborne House Wimborne House makes a strong statement in both its layout and its physical appearance. The residential Block A on Dorset Road is located to both address Dorset Road to the north and Wimborne House to the south. Like Wimborne House Block A is treated as a ‘double fronted’ building. The Urban Grain The proposed building layouts respect and support the relationship with the existing context. Within the regeneration site the building layouts and land use contain and relate to open landscape and play, enclosed landscape courtyards and conventional streets. Within the layout there are a variety of urban conditions from tighter urban grain to open areas of landscape. The masterplan reinforces the existing street network where Kibworth and Cobbett Streets connect back to Dorset Road. The Open Space and Landscape A landscaped route connects Clapham Road through the new park adjacent Wimborne House, and continues along Kibworth Street to the new neighbourhood square on Dorset Road. This creates a series of interconnecting landscapes, from play and relaxation to streets and pavement, through to front gardens and defensible spaces.

Albert Square and Wilkinson Street The proposed buildings to the north of Albert Square and Wilkinson Street maintain the building line of the existing Swanage House, then return to establish a new landscaped courtyard to Melcombe House. The proposed building, referred to as Block D, maintains the existing distances between the rear elevations of Albert Square and Wilkinson Street. A break in Block D responds to the orientation of Albert Avenue, a mews which serves the rears of 166-176 Clapham Road and 33-37 Albert Square. The proposed building layout reinforces this existing mews.

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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All dimensions are in millimetres unless noted otherwise All levels are in metres above ordnance datum unless noted otherwise This drawing must be read in conjunction with all other relevant drawings and specifications from the Architect and other consultants If in doubt, ask

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Wim b (Exi or n stin gR e H esi o de ntia us e l)

Re fu Ch se ute

2B D.0 4P .3.1 2B D.0 4P .3.2 2B D.0 4P .3.3 2B D.0 4P .3.4 Cyc

le Re Sto fuse re

CO R D-3 E

Ro ad

/

3B D.0 6P .3.5

Pla nt

Cla ph am

Pla nt

3B D.0 6P .3.6 2B E.0 4P .1.1

2B D.0 4P .3.7

3B E.0 6P .1.2

2B D.0 4P .3.8

CO R E-1 E

1B E.0 2P .1.3

2B D.0 4P .3.9

Cyc Sto le Re re/ fuse

2 D.0 B4P .3.1 0

3B E.0 5P .1.4

Pla nt 3B F.H 6P .1

2 D.0 B4P .3.1 1

2B E.0 4P .1.5

3B F.H 6P .2

2 D.0 B4P .3.1 2

3B F.H 6P .3

1B E.0 2P .2.1

3B F.H 6P .4

2B E.0 4P .2.2

3B F.H 6P .5

Pla nt

3B F.H 6P .6

2B E.0 4P .2.3

CO R E-2 E

Alb ert Av en ue

Cy cle Re Sto fus re e / 1B E.0 2P .2.4 1B E.0 2P .2.5

rev

date

drawing status

Alb ert Sq ua re

description

drawn

project

South Lambeth Estate drawing title

GROUND FLOOR ILLUSTRATIVE MASTERPLAN

64

Pollard Thomas Edwards

audited

PLANNING

job no.

15-096 drawing number

drawn

audited

KT SE

scale

date

1:500@A1 Nov'17 revision


All dimensions are in millimetres unless noted otherwise All levels are in metres above ordnance datum unless noted otherwise This drawing must be read in conjunction with all other relevant drawings and specifications from the Architect and other consultants If in doubt, ask

0

5

10

15

20

25

30

35

40

45

Metres

50

1:500

K ib

Ph oe Pu nix b

wo rt

hS

tre

et

N

1B C.1 2P .1.1

CO R C-1 E

C

(B.0

.2.1

)

(B

.0.2

1B B.1 2P .1.1

.2) (B

.0.2

.3)

1B B.1 2P .1.3

.0.2

(B.0

.2.5

(D

(B

)

CO R B-1 E

.1)

.2)

Wim Ho born us e e

.0.2 .6

)

1B B.1 2P .1.2

D3 CO R B-2 E

Pla nt

.0.1

A

D2

.4)

.0.1

Do rse tR oa d

B3

B4

(B

(D

B2

B1

D1

Cla ph am

1B B.1 2P .1.4

Me lco mb eH ou se

Do rse tR oa d

Ro ad

1B C.1 2P .1.2

E1

F

(D

.0.1

.3)

1B A.1 1P .2.1

(B.0

.4.5

)

(B

.0.2

(D

Riser Dry

.4)

E2

CO R A-2 E

.7)

.0.1

RWP

(B

3B A.1 5P .2.2

.0.4

.4)

(B.0

(D

.2.8

.0.1

)

.5) (B.0

.4.3

(A.0

RWP

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.2.2

(B.0

)

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Key Plan

(A.0

.2.3

CO R D-1 E

)

CO R B-4 E

RWP

(A.0

(B.0

.1.3

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)

)

(A.0

.1.2

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(B

.0.4

(D

.0.1

RWP

.2)

.6)

3B A.1 5P .1.2

3B B.1 6P .3.1

(B.0

.4.1

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RWP

.3.4

RWP

.0.1

Riser

)

(D

Dry

(B.0

.7)

.3.3

CO R A-1 E

1B A.1 1P .1.1

)

(D

.0.1

.8)

CO R B-3 E

(D

.0.1

(B.0

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.9)

(D

1 VN B1P B.1 .1

)

RWP

1 VN B2P B.1 .1.2

CO R V-1 E

2B V.1 4P .2.1

(D

.0.2

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.0.2

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(D

.0.2

.4)

CO R D-2 E

2B D.1 4P .2.1

Wim b (Exi or n stin gR e H esi o de ntia us e l)

(D

.0.2

.5) (D

.0.2

.6) (D

.0.2

.7) (D

.0.2

.8)

Wi lkin so nS tre et

(D

.0.3

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.0.3

.2) (D

.0.3

.3) (D

.0.3

.4)

CO R D-3 E

Ro ad

2B D.1 4P .3.1

(D

.0.3

.5)

1B D.1 1P .3.2

(D

.0.3

Cla ph am

.6) (E.0

.1.1

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(D

.0.3

.7) (E.0

.1.2

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(D

.0.3

1B E.1 2P .1.1

.8)

(D

.0.3

CO R E-1 E

2B E.1 4P .1.2

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2B E.1 4P .1.4

(D .0.3 .10 ) (F.H

.1)

(D .0.3 .11 )

3B E.1 5P .1.3

(F.H

.2)

(D .0.3 .12 )

1B E.1 2P .2.1

(F.H

.3)

(F.H

.4)

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1B E.1 2P .2.2 .5)

1B E.1 2P .2.3

(F.H

.6)

CO R E-2 E

Alb ert Av en ue

2B E.1 4P .2.4

2B E.1 4P .2.5

rev

date

drawing status

Alb ert Sq ua re

description

drawn

project

South Lambeth Estate drawing title

audited

PLANNING

job no.

15-096 drawing number

drawn

audited

KT SE

scale

date

1:500@A1 Nov'17 revision

FIRST FLOOR ILLUSTRATIVE MASTERPLAN

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

65


All dimensions are in millimetres unless noted otherwise All levels are in metres above ordnance datum unless noted otherwise This drawing must be read in conjunction with all other relevant drawings and specifications from the Architect and other consultants If in doubt, ask

0

5

10

15

20

25

30

35

40

45

Metres

N

Ph oe Pu nix b

Str ee t Kib wo rth

50

1:500

3B C.2 5P .1.1

3B C.2 5P .1.2

CO R C-1 E

C

Do rse tR oa d

2B B.2 4P .2.2

2B B.2 4P .1.5

2B B.2 4P .2.3 2B B.2 4P .2.4 2B B.2 4P .2.5

Me lco mb eH ou se

1B B.2 1P .1.4

3B D.2 6P .1.1

A

D2

Wim Ho born us e e

3B B.2 5P .2.7

D3

2B B.2 4P .1.3 CO R B-2 E

3B D.2 5P .1.2

E1

2B B.2 4P .1.2 2B B.2 4P .2.8

2B D.2 3P .1.3

2B A.2 4P .2.1

E2

CO R A-2 E

3B A.2 6P .2.2

Riser

1B B.2 2P .2.9

3B B.2 5P .4.4

F

Dry

3B D.2 5P .1.4

RWP

2B D.2 4P .1.5

3B A.2 5P .2.3

1 B.2 B2P .2.1 0

3B A.2 5P .2.4 RWP

1B D.2 2P .1.6

Do rse tR oa d

B3

B4

2B B.2 4P .2.6

2B B.2 4P .1.1

CO R B-1 E

B2

B1

D1

3B B.2 5P .4.3

CO R D-1 E

3B A.2 5P .2.5

1 B.2 B2P .2.1 1

CO R B-4 E

1B D.2 2P .1.7

Key Plan

3B A.2 5P .1.5

RWP

3B A.2 5P .1.4

1B B.2 2P .3.1

2B B.2 4P .4.2

3B A.2 5P .1.3

RWP

1B B.2 2P .3.2

2B B.2 4P .4.1

Ro ad

3B B.2 5P .2.1

Cla ph am

3B C.2 5P .1.3

2B A.2 4P .1.2 RWP RWP

3B D.2 5P .1.9

Dry

2B D.2 3P .1.8

Riser

2B B.2 4P .3.3

2B B.2 4P .3.5 CO R B-3 E

3B D.2 5P .2.1

CO R A-1 E

2B A.2 4P .1.1

3 VN B5P B.2 .1.1

RWP

3B B.2 5P .3.4

RWP

3 VN B5P B.2 .1.2

CO R V-1 E

2B V.2 3P .1.1

2B V.2 3P .1.2

3B D.2 5P .2.2 CO R D-2 E

Wim b (Exi or n stin gR e H esi o de ntia us e l)

1B D.2 2P .2.3 3B D.2 5P .2.4

3B D.2 5P .2.5

Wi lkin so nS tre et

3B D.2 6P .3.1

3B D.2 6P .3.2 3B D.2 6P .3.3 3B D.2 6P .3.4 3B D.2 6P .3.5

2B D.2 4P .3.6

Ro ad

CO R D-3 E

Cla ph am

2B D.2 4P .3.7

2B D.2 4P .3.8

2B E.2 4P .1.1

CO R E-1 E

2B E.2 4P .1.2

2B D.2 4P .3.9

1B E.2 2P .1.3 2 D.2 B4P .3.1 0

2B E.2 4P .1.5 (F.H

.1)

4B E.2 8P .1.4

2 D.2 B4P .3.1 1

(F.H

.2)

1B E.2 2P .2.1

(F.H

.3)

(F.H

.4)

1B E.2 2P .2.2 (F.H

.5)

1B E.2 2P .2.3

(F.H

.6)

Alb ert Av en ue

CO R E-2 E

2B E.2 4P .2.4

2B E.2 4P .2.5

rev

date

drawing status

Alb ert Sq ua re

description

drawn

project

South Lambeth Estate drawing title

SECOND FLOOR ILLUSTRATIVE MASTERPLAN

66

Pollard Thomas Edwards

audited

PLANNING

job no.

15-096 drawing number

drawn

audited

KT SE

scale

date

1:500@A1 Nov'17 revision


All dimensions are in millimetres unless noted otherwise All levels are in metres above ordnance datum unless noted otherwise This drawing must be read in conjunction with all other relevant drawings and specifications from the Architect and other consultants If in doubt, ask

0

5

10

15

20

25

30

35

40

45

Metres

50

1:500

K ib

Ph oe Pu nix b

wo rt

hS

tre

et

N

(C

.2.1

.1)

(C

.2.1

.2)

C

(C

.2.1

.3) (B

Do rse tR oa d

.2.2

.1) (B

2B B.3 4P .1.5

.2.2

.2)

(B

.2.2

.3) (B.2

.2.4

) (B.2

.2.5

D2

.2.6

)

Wim Ho born us e e

3B B.3 5P .2.1

D3

CO R B-2 E

(D

2B B.3 4P .1.2

E1 2B B.3 4P .2.2

(D

.2.1

.3) 3B B.3 5P .4.4

E2

CO R A-2 E Riser

.4)

Dry

.2.1

F

1B A.3 2P .2.1

1B B.3 2P .2.3

(D

Ro ad

(B.2

2B B.3 4P .1.3

.2)

A

)

2B B.3 4P .1.1

CO R B-1 E

.2.1

Do rse tR oa d

B3

B4

Cla ph am

Me lco mb eH ou se

1B B.3 1P .1.4

3B D.3 6P .1.1

B2

B1

D1

(A.2

.2.2

RWP

)

2B D.2 4P .1.5

(A.2

1B B.3 2P .2.4

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) (A.2

.2.4

RWP

2B D.3 4P .1.2

)

3B B.3 5P .4.3 CO R D-1 E

1B B.3 2P .2.5

CO R B-4 E

(A.2

)

(A.2

.1.5

(A

.2.1

.4) (A.2

.1.3

RWP

2B B.3 4P .4.1

1B D.3 2P .1.3

)

1B B.3 2P .3.1

2B B.3 4P .4.2

Key Plan

.2.5

RWP

1B B.3 2P .3.2

) (A.2

.1.2

) RWP

2B B.3 4P .3.5

Riser

RWP

Dry

2B D.3 4P .1.4

2B D.3 4P .1.5

CO R B-3 E

2B D.3 4P .2.1

CO R A-1 E

2B A.3 4P .1.1

2B B.3 4P .3.3

(VN

B.2

.1.1

)

RWP

(VN

B.2

3B B.3 5P .3.4

RWP

2B D.3 4P .2.2

(V.2

.1.2

)

.1.1

)

(V.2

.1.2

)

2B D.3 4P .2.3

CO R D-2 E

Wim b (Exi or n stin gR e H esi o de ntia us e l)

1B D.3 2P .2.4 3B D.3 5P .2.5

3B D.3 5P .2.6

Wi lkin so nS tre et

(D

.2.3

.1) (D

.2.3

.2) (D

.2.3

.3) (D

.2.3

.4) (D

.2.3

.5) 2B D.3 4P .3.1

Ro ad

CO R D-3 E

Cla ph am

2B D.3 4P .3.2

2B E.3 4P .1.1

2B E.3 4P .1.2

CO R E-1 E

1B E.3 2P .1.3

2B E.3 4P .1.5

4B E.3 8P .1.4

1B E.3 2P .2.1

1B E.3 2P .2.2

1B E.3 2P .2.3

CO R E-2 E

Alb ert Av en ue

2B E.3 4P .2.4 2B E.3 4P .2.5

rev

date

drawing status

Alb ert Sq ua re

description

drawn

project

South Lambeth Estate drawing title

audited

PLANNING

job no.

15-096 drawing number

drawn

audited

KT SE

scale

date

1:500@A1 Nov'17 revision

THIRD FLOOR ILLUSTRATIVE MASTERPLAN

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

67


All dimensions are in millimetres unless noted otherwise All levels are in metres above ordnance datum unless noted otherwise This drawing must be read in conjunction with all other relevant drawings and specifications from the Architect and other consultants If in doubt, ask

0

5

10

15

20

25

30

35

40

45

Metres

50

1:500

K ib

Ph oe Pu nix b

wo rt

hS

tre

et

N

C

2B B.4 4P .2.2 2B B.4 4P .2.3 2B B.4 4P .2.4

Me lco mb eH ou se

1B B.4 1P .1.4

2B B.4 4P .2.5

2B B.4 4P .1.1

3B D.4 6P .1.1

E1

2B B.4 4P .2.8

2B A.4 4P .2.1

3B B.4 5P .4.4

F E2

CO R A-2 E Dry

Riser

1B B.4 2P .2.9

1B D.4 2P .1.3

RWP

3B A.4 6P .2.2 3B A.4 5P .2.3

1 B.4 B2P .2.1 0

3B A.4 5P .2.4

RWP

3B B.4 5P .4.3

3B A.4 5P .2.5

1B B.4 2P .2.1 1

CO R B-4 E

3B A.4 5P .1.7

2B B.4 4P .4.2

.2)

RWP

1B B.4 2P .3.2

2B B.4 4P .4.1

3B D.4 5P .1.4

Key Plan

3B A.4 5P .1.6

RWP

1B B.4 2P .3.1 .3.1

Wim Ho born us e e

D3

CO R B-2 E

2B B.4 4P .1.2

(D

A

D2 3B B.4 5P .2.7

2B B.4 4P .1.3

CO R D-1 E

Do rse tR oa d

B3

B4

2B B.4 4P .2.6

CO R B-1 E

1B D.4 2P .1.2

B2

B1

D1

Cla ph am

2B B.4 4P .1.5

Ro ad

Do rse tR oa d

3B B.4 5P .2.1

Lift Inte Ove gra Lan ted run dsc Into ape

RWP

RWP

Re sid e Te nts R rra ce oof

2B B.4 4P .3.5

2B D.4 4P .1.5

CO R B-3 E

2B D.4 4P .2.1

2B B.4 4P .3.3

RWP

3B B.4 5P .3.4

2B D.4 4P .2.2

RWP

2B D.4 4P .2.3 CO R D-2 E

Wim b (Exi or n stin gR e H esi o de ntia us e l)

1B D.4 2P .2.4 3B D.4 5P .2.5

3B D.4 5P .2.6

Wi lkin so nS tre et

3B D.4 5P .3.1

3B D.4 5P .3.2 3B D.4 5P .3.3 3B D.4 5P .3.4 3B D.4 5P .3.5

Ro ad

2B D.4 4P .3.6

CO R D-3 E

Cla ph am

2B D.4 4P .3.7

2B E.4 4P .1.1

CO R E-1 E

2B E.4 4P .1.2

1B E.4 2P .1.3 2B E.4 4P .1.5

3B E.4 5P .1.4

3B E.4 6P .2.1

3B E.4 6P .2.2

2B E.4 4P .2.3

CO R E-2 E

Alb ert Av en ue

3B E.4 6P .2.4

3B E.4 6P .2.5

rev

date

drawing status

Alb ert Sq ua re

description

drawn

project

South Lambeth Estate drawing title

FOURTH FLOOR ILLUSTRATIVE MASTERPLAN

68

Pollard Thomas Edwards

audited

PLANNING

job no.

15-096 drawing number

drawn

audited

KT SE

scale

date

1:500@A1 Nov'17 revision


All dimensions are in millimetres unless noted otherwise All levels are in metres above ordnance datum unless noted otherwise This drawing must be read in conjunction with all other relevant drawings and specifications from the Architect and other consultants If in doubt, ask

0

5

10

15

20

25

30

35

40

45

Metres

50

1:500

Ph oe Pu nix b

K ib

wo rt

hS

tre

et

N

C

Do rse tR oa d

(B.4

.2.1

)

2B B.5 4P .1.5

(B.4

.2.2

) (B

.4.2

.3)

(B.4

.2.4

)

Do rse tR oa d

B3

A

B4

.2.5

)

D2

(B.4

.2.6

)

Ro ad

(B.4

CO R B-1 E

2B B.5 4P .1.1

Wim Ho born us e e

3B B.5 5P .2.1

Cla ph am

Me lco mb eH ou se

1B B.5 1P .1.4

B2

B1

D1

D3

2B B.5 4P .1.3 CO R B-2 E

E1

2B B.5 4P .1.2 2B B.5 4P .2.2

E2

CO R A-2 E Dry

Riser

1B B.5 2P .2.3

2B 4P B.5 W/C .4.4

F

1B A.5 2P .2.1

RWP

(A.4

.2.2

)

(A

1B B.5 2P .2.4

.4.2

.3) (A.4

RWP

.2.4

)

OV LIFT ER RU N

2B 4P B.5 W/C .4.3

1B B.5 2P .2.5

CO R B-4 E

(A.4

Key Plan

.2.5

)

RWP

(A.4

.1.6

)

1B B.5 2P .3.1

2B B.5 4P .4.2

(A.4

.1.7

)

RWP

1B B.5 2P .3.2

2B B.5 4P .4.1

RWP

OV LIFT ER RU

2B B.5 4P .3.3

2B B.5 4P .3.5

N

CO R B-3 E

3B B.5 5P .3.4

OV LIFT ER RU

N

Wim b (Exi or n stin gR e H esi o de ntia us e l)

Wi lkin so nS tre et

(D

.4.3

.1) (D

.4.3

.2) (D

.4.3

.3) (D

.4.3

.4) (D

.4.3

.5) 2B D.5 4P .3.1

Ro ad

CO R D-3 E

Cla ph am

2B D.5 4P .3.2

3B E.5 6P .1.1

CO R E-1 E 2B E.5 4P .1.2

1B E.5 2P .1.3

2B E.5 4P .1.5

4B E.5 6P .1.4

(E.4

.2.1

)

(E.4

.2.2

)

(E

.4.2

Alb ert Av en ue

.4)

(E.4

.2.5

)

rev

date

drawing status

Alb ert Sq ua re

description

drawn

project

South Lambeth Estate drawing title

audited

PLANNING

job no.

15-096 drawing number

drawn

audited

KT SE

scale

date

1:500@A1 Nov'17 revision

FIIFTH FLOOR ILLUSTRATIVE MASTERPLAN

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

69


All dimensions are in millimetres unless noted otherwise All levels are in metres above ordnance datum unless noted otherwise This drawing must be read in conjunction with all other relevant drawings and specifications from the Architect and other consultants If in doubt, ask

0

5

10

15

20

25

30

35

40

45

Metres

50

1:500

Ph oe Pu nix b

K ib

wo rt

hS

tre

et

N

C

2B B.6 4P .1.5

Do rse tR oa d

B3

A

B4

D2

2B B.6 4P .1.1

Wim Ho born us e e

CO R B-1 E

Cla ph am

Me lco mb eH ou se

1B B.6 2P .1.4

B2

B1

D1

Ro ad

Do rse tR oa d

D3

1B B.6 2P .1.3

OV LIFT ER RU N

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South Lambeth Estate drawing title

SIXTH FLOOR ILLUSTRATIVE MASTERPLAN

70

Pollard Thomas Edwards

audited

PLANNING

job no.

15-096 drawing number

drawn

audited

KT SE

scale

date

1:500@A1 Nov'17 revision


All dimensions are in millimetres unless noted otherwise All levels are in metres above ordnance datum unless noted otherwise This drawing must be read in conjunction with all other relevant drawings and specifications from the Architect and other consultants If in doubt, ask

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South Lambeth Estate drawing title

audited

PLANNING

job no.

15-096 drawing number

drawn

audited

KT SE

scale

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1:500@A1 Nov'17 revision

SEVENTH + FLOOR ILLUSTRATIVE MASTERPLAN

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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4.2.3 Urban Design Focus Areas To ensure the South Lambeth Estate Regeneration will be a high quality environment with a distinctive character, the new homes will be a ‘family’ of related buildings which respond to the landscaped open spaces and the neighbouring area.

The Urban Design Focus Areas for this hybrid application illustrate the principles of a regeneration creating e a distinctive character which will fit into and complement the existing context and neighbourhood. The Urban Design Focus Areas plan opposite identifies specific areas within the Outline Application to describe the design intent for future phases. This section describes the arrangement of the focus areas, illustrative material showing how they might look in the future phases and how they support Lambeth Council’s Masterplan Objectives: Neighbourhood Objective 4 Create a masterplan with a distinctive character which responds to the existing local context of Albert Square, Bolney Meadow, Dorset and Clapham Roads. Objective 5 Create a safe and neighbourly environment (streets with front doors and an easily located address). Provide clearly defined pedestrian routes through from Clapham Road to Kibworth Street and Dorset Road. Objective 6 Provide a neighbourhood which is not dominated by vehicular routes or parking, only re-providing resident parking in defined areas and dedicated wheelchair user parking. Open Spaces Objective 7 Provide safe and overlooked open spaces creating landscapes for a variety of outdoor activities such as a tree lined park extending to Clapham Road and a new London Square. Working Together Objective 10 Work closely and communicate clearly with the South Lambeth residents and stakeholders on their aspirations for future proposals.

EXISTING CONTEXT

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

ILLUSTRATIVE VIEWS OF MASTERPLAN

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The new development at the South Lambeth Estate will respond to the existing context whilst creating a place with its own distinctive character. It will sit comfortably adjacent to the varying housing typologies from the 1800s through to the 1960s. The approach will utilise traditional and familiar materials, building forms and proportions arranged and detailed in a contemporary manner that relate clearly to the best elements of the immediate townscape. A ‘family’ of building typologies has been developed which relate to the specifics of the immediate context, such as the rhythms of the Victorian villas on Clapham Road or Albert Square, the gridded frame of Wimborne House, or the scale of 124 Clapham Road on the corner of Dorset Road. The Design Principles Parameter Plan identifies key Urban Design Focus Areas which are illustrated in the following pages. The design intent and appearance of these areas is described and this will be developed further in future reserved matter applications.

ALBERT SQUARE

WIMBORNE HOUSE

The detailed Phase 1 application is described further in Section 6, demonstrating the quality of the design intent for the remaining outline application.

PHOTOGRAPHS OF NEIGHBOURING ARCHITECTURAL CHARACTER

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CLAPHAM ROAD

HOLLAND RISE HOUSE


Urban Design Focus Area 1 The new Neighbourhood Square The new Neighbourhood Square is linked to but set back from Dorset Road at the north of the site. It provides both a pedestrian gateway into the residential area and a landscaped setting for retail and non-residential spaces. It commences the landscaped route and pedestrian way-finding into Kibworth Street and along to the new landscaped park. The location of this square has moved during Stage 3 in response to feedback from Lambeth planning officers and it now has an improved relationship with both the immediate context (creating a non-residential pause on Dorset Road) and to the new proposals, where it forms a new landscaped entrance to the accommodation beyond. Block B ranges from 6 storeys up to 16 storeys in B1, and it is important that the taller element meets the ground with animated and active uses. It is proposed that the neighbourhood square will have a two storey colonnaded facade, emphasising the non-residential base and creating a generous, but sheltered pedestrian space in this location. Block C is smaller in scale and acts as a ‘book-end’ to the former Phoenix pub which is outside the regeneration boundary. The Phoenix is currently attached to Broadstone House and once Broadstone is demolished Block C will create an animated edge to the north west side of the neighbourhood square with non-residential uses on the ground floor and new homes on the three upper levels.

URBAN DESIGN FOCUS AREA 1 NEIGHBOURHOOD SQUARE

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

URBAN DESIGN FOCUS AREA 1 NEIGHBOURHOOD SQUARE - PHOTOGRAPH OF ILLUSTRATIVE MODEL

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Urban Design Focus Area 1 Illustrative Appearance of the new Neighbourhood Square

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The main building material for the overall development is brick, and with the considered brick colour palette varying across the phased blocks.

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The illustration opposite shows how Block B could be in a lighter brick (continuing the Dorset Road frontage as Block A) with Block C1 in a redder hue brick to relate to the neighbouring Bolney Meadow Estate.

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OUTLINE ELEVATION ALONG DORSET ROAD LOOKING TOWARD NEIGHBOURHOOD SQUARE

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BLOCK B2 COBBETT STREET

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THE PHOENIX

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The brickwork will be carefully detailed, creating depth and articulation within the elevations, framing the ground floors to emphasise the base and relationship with the streets. The dark coloured composite vertically proportioned windows would be recessed with a contrasting head detail. Balconies will be inset ‘punched holes’ with solid balustrading having a clear relationship with the framed window settings.

KIBWORTH STREET

LULWORTH HOUSE

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ILLUSTRATIVE VIEW ALONG DORSET ROAD LOOKING TOWARD NEIGHBOURHOOD SQUARE

KEY Future phase Block B Future phase Block C

101 -115 Dorset Road

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Urban Design Focus Area 2 New Kibworth Street It is important that the connections through the regenerated neighbourhood are attractive, easy to navigate, well overlooked and safe. It is important that the proposals are not dominated by vehicle routes and parking, but that homes are easily accessible for servicing and emergency vehicles. The masterplan layout addresses these issues with a simple ‘loop’ road from Kibworth Street connecting to Cobbett Street, back to Dorset Road. Kibworth Street is narrower in the north reinforcing the change from the neighbourhood square to a residential street. The street has increased in width through the developing design, now being 15m between buildings at upper levels and 18m at lower levels. The proposed design of these homes avoid overlooking or loss of privacy as the the south sides of the streets are gallery access to homes, and the balconies to the north side are inset. At lower levels the homes are all dual aspect maisonettes, interspersed with communal entrances cores to upper level galleries. This creates a lively and animated street with front doors and defensible spaces along a landscaped, tree lined route.

URBAN DESIGN FOCUS AREA 2 NEW KIBWORTH STREET

URBAN DESIGN FOCUS AREA 2 ILLUSTRATIVE SECTION THROUGH NEW KIBWORTH STREET

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Pollard Thomas Edwards

URBAN DESIGN FOCUS AREA 2 NEW KIBWORTH STREET - PHOTOGRAPH OF ILLUSTRATIVE MODEL


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The character and appearance of Kibworth Street will vary according to context. The buildings will have articulated heights, openings with gallery deck access, balconies and two storey recessed framed ground and first floor maisonettes and entrance cores.

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COMMUNITY ROOM BE HOUSE GARDENS

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BLOCK B4

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PROPOSED COMMUNAL ENTRANCE AND REFUSE STORE LANDSCAPED PARK

OUTLINE ELEVATION ALONG KIBWORTH STREET

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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ILLUSTRATIVE VIEW FROM CLAPHAM ROAD LOOKING UP NEW KIBWORTH STREET

KEY Future phase Block E Future phase Block B Future phase Block D

80

Pollard Thomas Edwards


Urban Design Focus Area 3 The Mews The masterplan layout seeks to make connections to the wider neighbourhood. The Mews has been designed with the potential for future connections to the privately owned Albert Avenue, and to respond to the historic layout. In the immediate future these will be visual rather than physical pedestrian or vehicular connections but is important that the masterplan is able to accommodate future use patterns. There is a clear threshold between Block D and E where the resident, or visitor, experiences the change in scale from the six storey blocks facing the landscaped park to the more intimate setting of the Mews. The three storey Mews buildings address a landscaped courtyard.

URBAN DESIGN FOCUS AREA 3 THE MEWS

URBAN DESIGN FOCUS AREA 3 THE MEWS - PHOTOGRAPH OF ILLUSTRATIVE MODEL

URBAN DESIGN FOCUS AREA 3 SECTION THROUGH THE MEWS

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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Urban Design Focus Area 3 Illustrative Appearance of The Mews The masterplan layouts make connections to the wider neighbourhood. The Mews has been designed with the potential for future connections to the privately owned Albert Avenue, and to respond to the historic layout. In the immediate future these will be visual rather than physical pedestrian or vehicular connections but is important that this is designed in as part of the masterplan. The illustrative elevation shows that the materials in the mews courtyard will be predominantly a reddish hue brick. The parapet lines of the mews houses will align with the neighbouring mews houses on Albert Avenue, with dormer windows at roof level.

Planning Boundary

Planning Boundary

ILLUSTRATIVE ELEVATION OF NEW MEWS ADJOINING EXISTING MEWS HOUSES

BLOCK E2

COMMUNITY ROOM

149 DORSET ROAD

DORSET ROAD

OUTLINE ELEVATION ALONG MEWS AND ALBERT AVENUE

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BLOCK A

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URBAN DESIGN FOCUS AREA 3 THE MEWS - PHOTOGRAPH OF ILLUSTRATIVE MODEL

URBAN DESIGN FOCUS AREA 3 THE MEWS - PHOTOGRAPH OF ILLUSTRATIVE MODEL

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Urban Design Focus Area 4 Clapham Road frontage As previously described, the established building line of 166-176 Clapham Road will be continued in the masterplan by the proposed Block E, continuing the ‘villa’ typology. This block has developed through consultation and feedback with Lambeth Planning officers and sits comfortably on Clapham Road, successfully extending the historic building line and scale. The landscaped frontage to Clapham Road absorbs the overly wide pavement within the landscaping, continuing the landscaped railed forecourt line and then welcoming resident and public pedestrian access into the site.

URBAN DESIGN FOCUS AREA 4 CLAPHAM ROAD FRONTAGE

URBAN DESIGN FOCUS AREA 4 STREET ELEVATION ALONG CLAPHAM ROAD FRONTAGE

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URBAN DESIGN FOCUS AREA CLAPHAM ROAD FRONTAGE -PHOTOGRAPH OF ILLUSTRATIVE MODEL


ILLUSTRATIVE VIEW LOOKING SOUTH ALONG CLAPHAM ROAD

KEY Future phase Block E

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

Future phase Block B

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Urban Design Focus Area 4 Illustrative Appearance of Clapham Road frontage The established building line of 166-176 Clapham Road will be continued in the masterplan by the proposed Block E. It is a clear building line, and also a specific form of building that is required within the masterplan layout. It is proposed that Block E will articulate itself as per the ‘villa’ typology of its neighbours, with the rhythm of the ‘break, ‘villa’, ‘break’ continuing along Block E and returning along to address the park. Through consultation and feedback with Lambeth Planning officers this Block sits comfortably on Clapham Road, successfully extending the historic building line and scale. The landscaped frontage to Clapham Road absorbs the unnecessary and non-traditional pavement within the landscaping, continuing the railing line in part and then welcoming resident and public pedestrian access into the site.

Planning Boundary

ILLUSTRATIVE ELEVATION OF RELATIONSHIP WITH CLAPHAM ROAD HOUSES

MURSELL ESTAT ESTATE

OUTLINE ELEVATION ALONG CLAPHAM ROAD

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ALBERT SQUAR SQUARE

166-176 66-176 CLAPHAM ROAD ROA

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URBAN DESIGN FOCUS AREA 4 CLAPHAM ROAD FRONTAGE - PHOTOGRAPH OF ILLUSTRATIVE MODEL

BLOCK A

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DORSET ROAD

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South Lambeth Estate — Stage 3.1 Design & Access Report August December 2017 2017

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E1 NOTES 1. The exact alignment of streets will be subject to detailed design at reserved matters stage

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4.3 Access and Circulation

4.3.1 Access and Circulation Parameter Plan The proposals ensure the South Lambeth Estate Regeneration maximises its potential to connect into the wider neighbourhood and infrastructure. In accordance with Lambeth’s Vision and Homes For Lambeth Design Standards it has been designed to exceed current accessibility standards.

The Access and Circulation strategy has been led by the objectives of connecting into the existing context and maximising accessibility for all, to ensure a long term sustainable proposal. The Parameter Plan opposite indicates the proposed Access and Circulation supporting the following Masterplan Objectives: Neighbourhood Objective 5 Create a safe and neighbourly environment (streets with front doors and an easily located address). Provide clearly defined pedestrian routes from Clapham Road to Kibworth Street and Dorset Road. Objective 6 Provide a neighbourhood which is not dominated by vehicular routes or parking, only re-providing resident parking in defined areas and dedicated wheelchair user parking. Open Spaces Objective 7 Provide safe and overlooked open spaces creating landscapes for a variety of outdoor activities such as a tree lined park extending to Clapham Road and a new London Square. Community Uses Objective 8 Provide an accessible Community Space for South Lambeth residents adjacent to one of the open spaces.

SOUTH LAMBETH ESTATE DEVELOPMENT PEDESTRIAN AND VEHICULAR ENTRY

Working Together Objective 11 Work with those resident groups with specific housing needs such as the elderly, or those with disabilities and ensure the proposals going forward reflect these needs.

SOUTH LAMBETH ESTATE DEVELOPMENT CONNECTIONS TO PUBLIC TRANSPORT

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4.3.2 Streets and Movement This section describes the overall aims for movement into, and through the proposed new development and responds to the consultation and feedback from residents, neighbours and Lambeth Planning and Highways officers. The existing residents do not see themselves as living within an Estate and utilise their block names, not the wider Estate name. Residents did not want to see the regeneration leading to their streets being used for a cut through by others and as means for direct access onto Clapham Road. This option was omitted early on in the consultation process as in response to this feedback. The new development will be accessible, permeable and easy to navigate. It seeks to reinforce and improve existing routes and ensure that there is clear way-finding through the site, with clearly identified public, semi-private resident spaces and private spaces. The movement through the site is along overlooked routes, and maximises both the natural surveillance and the landscaped environment along these routes. The emphasis is on a landscape-led approach rather than a scheme dominated by cars. Street Types The intention is that the streets will be primarily for pedestrians and cyclists, with vehicle access for residents with existing permits, and for servicing.

SOUTH LAMBETH ESTATE DEVELOPMENT PEDESTRIAN MOVEMENT

SOUTH LAMBETH ESTATE DEVELOPMENT VEHICULAR ROUTES

KIBWORTH STREET - TYPICAL SECTION

MEWS SECTION

It is proposed that Kibworth Street is one-way between the access to Melcombe House and the junction with Cobbett Street. The carriageway will be realigned to suit the proposed development layout and provide on-street parking in parallel bays. The carriageway width will be sufficient to allow service and emergency vehicles to use this route. Cobbett Street will remain two-way and will provide access to Dorset Road from Kibworth Street and to the two proposed Estate parking courts. The Mews is a visual connection of Albert Avenue. It is a mews landscaped parking ‘courtyard’ with no through access to Albert Avenue.

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4.3.3 Access, Refuse and Parking The site is well located for public transport and cycle hire. The area of the Estate to the east of Cobbett Street has a Public Transport Accessibility Level (PTAL) of 6a (excellent). The area to the west of Cobbett Street has a PTAL of 3 based on the data used by the WebCAT planning tool. However, this calculation does not take account of the pedestrian links and routes through the Estate which restricts the number of bus stops that are included within walking distance. If these links are included then the bus stops on Vassall Road and Stockwell underground station are both within walking distance of the western part of the site and will therefore result in a higher PTAL. The nearest Santander Cycles docking station is ‘Caldwell Street’, located on Clapham Road opposite the junction with Dorset Road. A further docking station is available to the southwest of the estate at Albert Square. These docking stations provide a combined 76 bikes/spaces.

The refuse collections will be from either central cores to each block or the designated areas in front gardens for homes with direct ground floor access. The refuse vehicle will follow the one way route from Kibworth Street through the scheme. The existing unsatisfactory refuse collection from Wimborne House is being resolved within this application. Currently recycling is to the north side and general waste to the south, with upper flats using chutes for general waste. Through the resident consultation it has been proposed that all waste will be collected from the south. The Wimborne entrance will extend through to the southern facade allowing access to the improved bin stores under a protective canopy. On collection days the refuse vehicles will access the bin stores from the south side.

It is proposed that existing residents who are remaining or relocating within the regeneration Estate permits will be reprovided with spaces. At the greatest this will be 39 Estate parking bays, but this will reduce if residents do not choose to remain in future Phases. The Estate permits are within the landscaped courtyards to the north of Wimborne House and in the Mews courtyard, and will include four disabled spaces to replace existing Estate disabled spaces.

SOUTH LAMBETH ESTATE DEVELOPMENT REFUSE COLLECTION POINTS

32 CPZ spaces will be provided on the adopted loop road, and these will include 12 disabled spaces (5% of new units).

Refuse and Fire Vehicle Entry Junction

Fire Vehicle Forward - Access to Wimborne House

Refuse and Fire Vehicle Forward Motion

Fire Vehicle Reverse Motion - Access to Wimborne House

Refuse and Fire Vehicle Reverse

Refuse and Fire Vehicle Reverse

There is no future parking provision for the additional 261 new homes within the regeneration, with the exception of the disabled parking spaces. Cycle parking is provided in each core of each Block to provide one space per one bedroom home and two spaces per two bedroom (plus) home. Where homes have access to rear gardens the cycle parking will be provided within these private areas. Additional cycle parking will be provided adjacent to the Community Room under Wimborne House and adjacent to the Community Hub, within the Neighbourhood Square and adjacent to the new southern entrance to Wimborne House.

SOUTH LAMBETH ESTATE DEVELOPMENT ROADS AND PARKING

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

SOUTH LAMBETH ESTATE DEVELOPMENT CONNECTIONS TO PUBLIC TRANSPORT

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4.4 Landscape and Open Space

4.4.1 Landscape and Open Space Parameter Plan The landscape and open space strategy for the South Lambeth Regeneration proposes to create usable, attractive, clearly defined and accessible spaces within a mix of private, communal and public environments.

A Landscape Statement accompanies this planning application. The proposals will deliver a much improved, high quality landscape for both existing and future residents, creating a variety of usable spaces and connections with the wider neighbourhood. The Landscape and Open Space Parameter Plan, on the next page, supports the following Masterplan Objectives: Homes Objective 1 Retain Wimborne house and redevelop the five low-rise Houses - Osmington, Sturminster, Broadstone, Verwood and Swanage (totalling 101 homes to be redeveloped) Neighbourhood Objective 4 Create a masterplan with a distinctive character which responds to the existing local context of Albert Square, Bolney Meadow, Dorset and Clapham Roads. Objective 5 Create a safe and neighbourly environment (streets with front doors and an easily located address). Provide clearly defined pedestrian routes through from Clapham Road to Kibworth Street and Dorset Road. Objective 6 Provide a neighbourhood which is not dominated by vehicular routes or parking, only re-providing resident parking in defined areas and dedicated wheelchair user parking.

SOUTH LAMBETH ESTATE REGENERATION OPEN SPACE AND TREES

Open Spaces Objective 7 Provide safe and overlooked open spaces creating landscapes for a variety of outdoor activities such as a tree lined park extending to Clapham Road and a new London Square. Community Uses Objective 8 Provide an accessible Community Space for South Lambeth residents adjacent to one of the open spaces. Working Together Objective 10 Work closely and communicate clearly with the South Lambeth residents and stakeholders on their aspirations for the future proposals.

SOUTH LAMBETH ESTATE REGENERATION PROPOSED NOLLI PLAN

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4.4.2 Landscape and Biodiversity This section sets out the summary of the strategy and vision for the landscape, open space and biodiversity. For details, refer to the Landscape Statement which accompanies this application.

The objective has been to clearly define how spaces are used, who accesses them, and the degree of how public or private each space is to ensure the proposed open spaces are successful and well used long-term.

Currently the landscape on the South Lambeth Estate is lacking in diversity of character, lacking in a sense of ownership or use, and blighted by railings and bollards carving up spaces.

A hierarchy of spaces has been developed through consultation with residents and through use of local policy guidance, as well as use of sound landscape design principles. These fall into the following categories:

The proposed landscape has been a focus of the extensive resident consultation with the approach being that these spaces between buildings are as important as the buildings themselves - they are not left over spaces, they are very much an integral part of the design.

Public Realm: These spaces are evidently public in nature and are intended to be accessible by all members of the public. Neighbourhood Spaces: Neighbourhood spaces are accessible to all members of the public but they retain a sense that they ‘belong’ or form part of the estate. These offer improved quality and purposefulness for residents.

Through the consultation a design language evolved which created a unifying character of overlapping and numerous functions throughout the movement within the regeneration.

Communal Spaces: These are communal gardens for use by residents of adjacent buildings. They function as semiprivate gardens for all residents of a particular block or group of buildings

This movement connects from Clapham Road in the south through to the new Neighbourhood Square in the north, connecting spaces and activities, maximising use, integration and accessibility.

Private Front Garden/Defensible Space: Privately managed arrival spaces, a threshold that offers a privacy zone at the front of the individual home.

The landscape plan creates attractive Neighbourhood Spaces that are purposeful and will encourage use by residents of the estate as well as members of the wider community.

Private Rear Gardens: These are secured outdoor spaces that provide amenity space for the resident.

It provides access to private and communal spaces for all residents of the development, ensuring that they are distinct from more public spaces and are unambiguous in terms of who are they for and what they should be used for. The proposals retains as many individual trees as possible (refer to Landscape Statement for details), provides additional new trees with no overall net loss of trees. It also provides substantial and attractive new play spaces for all ages, in line with policy requirements, and through consultation with residents.

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SOUTH LAMBETH ESTATE DEVELOPMENT TYPES OF LANDSCAPE SPACES


Within the hierarchy of spaces sits the playspace strategy, developed to ensure all homes have good access to play spaces, either in communal spaces or within the neighbourhood spaces.

It is proposed that, despite being in a central London location, the South Lambeth Estate Regeneration will contribute to biodiversity opportunities. These include interventions such as scattering of logs and creation of inveterate hibernacula to encourage populations of stag beetles offering an invaluable source of interest and play.

The strategy is drawn up following guidance from The Greater London Authority’s (GLA) ‘Shaping Neighbourhoods: Play and Informal Recreation Supplementary Planning Guidance’ and The Lambeth Play Strategy.

The introduction of bird boxes for sparrows and blackbirds are also proposed, as recommended by the ecological consultant. These will make an important contribution towards slowing the decline of certain bird species.

Projected child yields were calculated using the ‘Playspace Requirement Calculator ’, supplied with the SPG and calculations were made to include Wimborne House, so inclusive of the whole estate.

Bat boxes are also proposed on mature trees to encourage these species, in line with recommendations by the project ecologist.

The play strategy is to: 1. Provide Doorstep, Local Playable and Youth Space 2. Neighbourhood Playable Areas Doorstep playable areas are located in safe places that are well overlooked and provide places for parents to sit and keep an eye on children as they play. Therefore, this type of play provision is situated primarily within communal gardens and outdoor spaces, which will offer a safe place for younger children to play. A total of 1,706m2 of safe doorstep playable areas will be provided.

An Ecology Report accompanies this application.

SOUTH LAMBETH ESTATE DEVELOPMENT PLAY FOR ALL AGES

Local playable space will be provided mainly within the Wimborne Green Space and Square, Their well overlooked yet more public location allows more boisterous activity by older children to take place while minimising disturbance to other residents. Additional playground areas will be provided in the larger courtyards of Block B and E. A total area of playground of 624m2 will be provided. and 2,631m2 of Neighbourhood Playable space in the form of parkland,. A new sports court will be created in the main green space south of Wimborne House. Its design will be of a semi-sunken surface minimise impact for neighbouring residents. This partial ‘amphitheatre’ design is proposed to encourage residents to sit and watch even if not participating. This offers a location for teenagers and is close to the community room which will be used by youth groups as well as younger years, and older members of the resident community.

SOUTH LAMBETH ESTATE DEVELOPMENT BIODIVERSITY OPPORTUNITIES

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4.5 Building Heights and Massing

4.5.1 Building Height and Massing Parameter Plans The massing and form of the proposed South Lambeth Regeneration masterplan recognises and responds the scale of the local context.

The proposals will reinforce existing building lines and respond to the local scale. The Parameter Plans, on the following pages, indicate the proposed Building Heights and Massing and support the following Masterplan Objectives:

Proposed orientation of proposed blocks relate to existing orientation of Albert Square and Clapham Road

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Homes Objective 1 Retain Wimborne house and redevelop the five low-rise Houses - Osmington, Sturminster, Broadstone, Verwood and Swanage (totalling 101 homes to be redeveloped) Objective 2 Re-provide those 101 homes plus the addition of a minimum of 220 new homes. Neighbourhood Objective 4 Create a masterplan with a distinctive character which responds to the existing local context of Albert Square, Bolney Meadow, Dorset and Clapham Roads.

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SOUTH LAMBETH ESTATE DEVELOPMENT MASSING DIAGRAM

SOUTH LAMBETH ESTATE DEVELOPMENT PHOTOGRAPH OF ILLUSTRATIVE MODEL

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SOUTH LAMBETH ESTATE DEVELOPMENT PHOTOGRAPH OF ILLUSTRATIVE MODEL

Intermediate building between Block A and the Village set back

Taller block projects out to form landmark building next to new public square

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2.

Maximum building heights to top of flat roof build up. This total excludes any lightning conductors, weather vanes, rooftop plant, lift over runs, solar panels, telecommunications equipment, floodlighting, aerials or chimneys. See Note 4 for parapets and pitched roofs.

3.

Building heights calculated in metres using the following floor to floor height conditions: - Ground Floor = 4m - Upper Floors = 3.2m

4.

The roof condition of each building will be additional, either: - Flat Roof = 1.1m Parapet Wall (FR) - Pitch Roof = 4m Zone (PR) - Roof to not exceed height of neighbouring roof (NR)

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Ground floor levels are indicative and may vary through detailed design

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SOUTH LAMBETH ESTATE DEVELOPMENT BUILDING HEIGHTS AND MASSING PARAMETER PLAN

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Planning Boundary

Planning Boundary

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Block A, described in the Detailed Application Section 6, illustrates how future phases could achieve an efficient external envelope, whilst setting back at lower levels to address the street, and create a defined entrance and defensible space for residents.

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Planning Boundary

The following Townscape Analysis, section 4.5.3, includes the views as requested by Lambeth planning.

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Max 4 storey + roof (flat roof - see note 4) (15m maximum height from ground level)

PR

Max 4 storey + roof (pitch roof - see note 4) (15m maximum height from ground level)

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Max 6 storey + roof (flat roof - see note 4) (21m maximum height from ground level)

FR

Max 16 storey + roof (flat roof - see note 4) (53m maximum height from ground level)

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Shared Courtyard

Kibworth Street Lulworth House

Cobbett Street

Community Room

Wimborne Entrance Clapham Road

Phoenix Pub

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Planning Boundary

Planning Boundary

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Parameter Plan - Building Heights Sections These sections describes proposed building heights and roof conditions SOUTH LAMBETH ESTATE DEVELOPMENT BUILDING HEIGHTS AND MASSING PARAMETER SECTIONS

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Clapham Road


4.5.3 Townscape Analysis The outline application includes the taller building in Block B which has the potential of being visible from other parts of Lambeth. It was agreed with Lambeth planning officers that a series of non-verified views would be prepared to understand the likely impact of the South Lambeth Regeneration on the wider townscape and surrounding areas. The locations of these 19 views are as requested by Lambeth officers. Each view includes the location of the 16 storey parameter outline of Block B1, and the nearby 22 storey buildings Rundell Tower and Holland Rise House.

B1 South Lambeth Estate H Regeneration

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KEY OUTLINE LOCATION OF PROPOSED BLOCK B1 HOLLAND RISE HOUSE RUNDELL TOWER

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HOLLAND RISE HOUSE

BLOCK B1

RUNDELL TOWER

VIEW A: FROM NORTH WEST OF SITE - KENNINGTON LANE/HARLEYFORD ROAD

B1 HOLLAND RISE HOUSE

BLOCK B1

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South Lambeth Estate H Regeneration KEY

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OUTLINE LOCATION OF PROPOSED BLOCK B1 HOLLAND RISE HOUSE RUNDELL TOWER

VIEW B: FROM NORTH EAST OF SITE - KENNINGTON LANE

Kennington Lane and north end of Clapham Road The adjacent images are photographs from the agreed locations with overlaid models of Block B, Holland Rise and Rundell Tower.

HOLLAND RISE RUNDELL HOUSE TOWER

HOLLAND RISE HOUSE

VIEW C: FROM NORTH EAST - CLAPHAM ROAD/KENNINGTON STATION

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View A is from within the CA32 Vauxhall Conservation Area; View B is from the western edge of CA8 Kennington Conservation Area; View C is from the north eastern edge of the CA8 Kennington Conservation Area.

BLOCK B1

BLOCK B1

RUNDELL TOWER


BLOCK B1

RUNDELL TOWER

HOLLAND RISE HOUSE

B1 South Lambeth Estate H Regeneration

VIEW D: FROM NORTH EAST - SOUTH LAMBETH ROAD

HOLLAND RISE HOUSE

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KEY OUTLINE LOCATION OF PROPOSED BLOCK B1 HOLLAND RISE HOUSE RUNDELL TOWER

VIEW E: FROM NORTH EAST - DORSET ROAD

South Lambeth Road and closer to site The adjacent images are photographs from the agreed locations with overlaid models of Block B, Holland Rise and Rundell Tower. View D is from the southern edge of the CA32 Vauxhall Conservation Area; View E is not within a Conservation Area; View F is from the edge of the CA11 St. Marks Conservation Area.

BLOCK B1 HOLLAND RISE HOUSE

RUNDELL TOWER

VIEW F: FROM NORTH - CARROUN/FENTIMAN ROAD

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HOLLAND RISE HOUSE

B1

BLOCK B1 RUNDELL TOWER

South Lambeth Estate H Regeneration

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KEY

RUNDELL TOWER

OUTLINE LOCATION OF PROPOSED BLOCK B1

HOLLAND RISE HOUSE

HOLLAND RISE HOUSE BLOCK B1

RUNDELL TOWER

Closer to site on Clapham Road and Camberwell Road The adjacent images are photographs from the agreed locations with overlaid models of Block B, Holland Rise and Rundell Tower.

VIEW H: FROM EAST OF SITE - CAMBERWELL ROAD

View G is from within the CA11 St. Marks Conservation Area.; View H is from the northern edge of CA7 Vassall Road Conservation Area; View I is from within the CA11 St. Marks Conservation Area.

HOLLAND RISE HOUSE

VIEW I: FROM NORTH OF SITE - CLAPHAM ROAD/ CREWDSON ROAD

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BLOCK B1


BLOCK B1

B1 South Lambeth Estate H Regeneration

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VIEW J: FROM EAST - CLAPHAM ROAD/ SOUTH ISLAND PLACE

BLOCK B1 KEY OUTLINE LOCATION OF PROPOSED BLOCK B1 HOLLAND RISE HOUSE RUNDELL TOWER VIEW K: FROM WEST - TRADESCANT ROAD/ ST.STEPHEN’S TERRACE

From east, west and south, closer to site The adjacent images are photographs from the agreed locations with overlaid models of Block B, Holland Rise and Rundell Tower.

BLOCK B1

HOLLAND RISE HOUSE

View J is from the southern edge of the CA11 St. Marks Conservation Area; View K is from within the CA4 Albert Square Conservation Area; View L is from within the CA4 Albert Square Conservation Area.

VIEW L: FROM SOUTH - ALBERT SQUARE

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HOLLAND RISE HOUSE

B1 BLOCK B1

South Lambeth Estate H Regeneration

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KEY OUTLINE LOCATION OF PROPOSED BLOCK B1

HOLLAND RISE HOUSE

BLOCK B1

HOLLAND RISE HOUSE RUNDELL TOWER

Closer to site on Clapham Road and east from Brixton Road The adjacent images are photographs from the agreed locations with overlaid models of Block B, Holland Rise and Rundell Tower.

VIEW N: FROM SOUTHT OF SITE - CLAPHAM/ ALBERT SQUARE

View M is not from within a Conservation Area; View N is from the eastern edge of the CA4 Albert Square Conservation Area; View O is from within northern end of CA6 Brixton Road Conservation Area.

BLOCK B1

VIEW O: FROM EAST OF SITE - BRIXTON ROAD/VASSALL ROAD

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HOLLAND RISE HOUSE


B1 South Lambeth Estate H Regeneration HOLLAND RISE HOUSE

BLOCK B1

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VIEW P: FROM SOUTH - LIBERTY STREET

RUNDELL TOWER HOLLAND RISE HOUSE

KEY

BLOCK B1

BLOCK B1

RUNDELL TOWER

OUTLINE LOCATION OF PROPOSED BLOCK B1

HOLLAND RISE HOUSE

HOLLAND RISE HOUSE RUNDELL TOWER

From south of site, Stockwell area The adjacent images are photographs from the agreed locations with overlaid models of Block B, Holland Rise and Rundell Tower.

VIEW Q: FROM SOUTH EAST - CLAPHAM ROAD/ CLITHEROE ROAD

View P is from the eastern edge of the CA5 Stockwell Park Conservation Area; View Q is not from within a Conservation Area; View R is from the eastern edge of CA42 Stockwell Green Conservation Area.

RUNDELL TOWER

BLOCK B1

HOLLAND RISE HOUSE

VIEW R: FROM SOUTH - STOCKWELL ROAD/ COMBERMERE ROAD

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B1 South Lambeth Estate H Regeneration

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KEY

BLOCK B1

RUNDELL TOWER

BLOCK B1

OUTLINE LOCATION OF PROPOSED BLOCK B1

HOLLAND RISE HOUSE

HOLLAND RISE HOUSE RUNDELL TOWER

VIEW S: FROM SOUTH EAST OF SITE - BRIXTON ROAD/LOUGHBOROUGH ROAD

Closer to site on Clapham Road and east from Brixton Road The adjacent images are photographs from the agreed locations with overlaid models of Block B, Holland Rise and Rundell Tower. View S is from the western edge of CA25 Minet Estate Conservation Area.

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5 Technical Strategies and Compliance 5.1 Sustainability – including Fabric First 5.2 Schedule of Accommodation 5.3 Phasing 5.4 Fire Strategy and Report 5.5 Secured by Design 5.6 Building for Life 12 Assessment 5.7 Homes for Lambeth Housing Design standards/NDSS 5.8 Accessible Homes - Part M/Wheelchair homes 5.9 Typical homes layouts

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5.1 Sustainability - including Fabric First TGA Consulting Engineers has prepared an Energy and Sustainability Statement which accompanies this application. This section summaries this report which has been prepared to describe the energy, sustainability and engineering services strategies associated with the proposed South Lambeth Estate development. The report includes: — The energy plan – setting out the relevant compliance requirements by both the Greater London Authority and the London Borough of Lambeth, assessing suitable means of generating thermal energy whilst minimising carbon emissions, performing initial carbon emission calculations and proposing an appropriate energy strategy for the estate. — Carbon assessment – analysing the proposed energy strategy in terms of energy and carbon performance. — Overview of overheating risk. Passive design measures considered to mitigate overheating have been assessed and will be developed further during subsequent design stages. — Engineering services strategy – following the energy plan and proposed utilities strategy, this section of the report reviews the strategy from a practical perspective, taking into account spatial planning and distribution routes. — Utilities strategy – a number of diversions, disconnections and new connections will be required as part of the development. A strategy for this has been devised in line with the proposed phased construction. — Sustainability benchmarks – by engaging with the wider design team, a comprehensive set of benchmarks have been compiled. The targets set out will be incorporated into the design of the respective discipline as proposals develop. Energy performance strategy The London Borough of Lambeth engaged Encraft Ltd to undertake an energy performance study and to develop its energy strategy. A significant point applicable to South Lambeth Estate was the recommendation to meet envelope performance standards set by a Fabric First approach to drive down energy demand. The background of this is set out on the opposite page, with this approach being adopted and the energy strategy developed accordingly.

Carbon reduction For residential developments, the mandatory minimum on-site CO2 emissions reduction target set by the GLA is 35%, with any residual regulated emissions above zero carbon being offset by a cash payment into a suitable, funded scheme on site or elsewhere in the borough. Energy strategy Design development has followed the energy hierarchy set out in the GLA London Plan as follows: 1. Be Lean – Design and construct a new building to consume less energy. 2. Be Clean – Deliver and consume energy efficiently. 3. Be Green – Deliver some or all of the required energy from renewable sources.

Carbon emissions assessment Carbon emissions assessments based on SAP calculations have been undertaken for all dwelling types. Initially, a number of iterations were performed, with increasing fabric performance and associated modes of thermal energy generation to demonstrate anticipated carbon emissions at each stage of the energy hierarchy. A full SAP assessment was subsequently developed by Etude Consulting Ltd for all dwellings across the estate. The table below identifies annual energy use and associated carbon emissions for the scenarios assessed. Estimated carbon performance for site, based on Etude analysis

Since envelope performance standards will be set by a fabric first approach it is considered the energy demand will be minimised as far as practicably possible thus fulfilling the ‘Be Lean’ element. In order to address the ‘Be Clean’ and ‘Be Green’ requirements, the following was investigated: - Initial review of possible heat networking opportunities - Feasibility review of both communal and decentralised approaches: given the scale and configuration of the estate, a communal approach is deemed most appropriate. - Appraisal of Low and Zero Carbon (LZC) technologies: A number of LZC approaches have been appraised, with roof mounted solar photovoltaic (PV) technology considered most suitable since it complements the fabric first approach. Given Lambeth’s commitment to adopting high performing fabric standards, it is expected that CHP will not be required, with a key component of carbon reduction being the inclusion of roof mounted photovoltaic (PV) systems generating electricity on site.

* Given there is no identified improvement beyond the ‘Be Lean’ measures, i.e. from heat networks or on site CHP, no improvement is presented at the ‘Be Clean’ step. This development currently achieves a 35% reduction in carbon emissions compared to the 2013 building regulations. Engineering services strategy The most appropriate engineering services strategy for the South Lambeth Estate is a communal plant installation with a single energy centre serving the estate. The energy centre is proposed in block B to the North West of the estate, constructed during the second phase. Temporary boiler plant will be required to serve block A, constructed during the first phase. In the event that connection to a heat network could be achieved in future, then the source of thermal energy generation would be wholly transferred to the heat network. Spatial provision for engineering services have undergone initial coordination with the architectural masterplan. Adequate space has been identified for a number of plant areas and distribution routes as well as for terminal installations within the dwellings themselves. The Energy and Sustainability Statement includes layout drawings for the utilities strategy and engineering services strategy within the appendices.

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Background to Fabric First Approach Aspirations There are high sustainable aspirations for new Lambeth homes. The proposed development adopts a Fabric First approach, seeking improved building envelope performance standards to drive down energy demand with the intention that homes will be cheaper to run.

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Etude Consultants were appointed as part of the design team and their advice led to the buildings being rationalised in terms of massing and form which further improved their energy performance. Rationalisation of block massing: To simplify and reduce the extent of external surfaces to minimise heat loss is the cornerstone of good thermal design since surface area is a factor of overall heat loss.

Stage 2 block A section

Block A section adapted following PH consultant input

STUDIES REVIEWING BLOCK MASSING

Designing out thermal bridges: By removing overhangs and other details that are known to cause thermal bridges this approach can help reduce the ‘performance gap’ as the contractor will have fewer details considered to be difficult to construct. These aspects are now intrinsic to the design and will provide a significant improvement in performance in use, beyond what would be expected with improved U-values and air tightness alone. Glazing proportion and configuration: This is one of the most critical aspects of the design in terms of maintaining summer comfort and good levels of daylighting. It also has a significant bearing on overall heat loss given the conductivity of windows compared to walls. The glazing design has therefore been carefully considered such that performance is optimised.

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Option 2

Option 3

STUDIES REVIEWING GALLERY ACCESS TYPES

Optimisation of the thermal boundaries of buildings: Locating non-residential areas, such as circulation spaces, stairs, storage and plant rooms, in the most efficient configuration in relation to the thermal envelope has been considered throughout the design development.

Decks above

Adopting these measures means that the scheme will minimise heat loss and its associated energy consumption and carbon emissions.

Heated

Maisonettes below

Passivhaus methodologies have been used to arrive at an enhanced and optimum thermal envelope standard with a key metric being the annual thermal energy demand.

STUDY OF HEATED AND UNHEATED SPACES

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STUDY OF STRUCTURAL APPROACH

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5.2 Schedule of Accommodation The outline application is for 362 new homes, providing a range of homes from studios to larger family homes and replacement homes for existing residents who are to be decanted from existing buildings within the regeneration site. The illustrative proposals demonstrate how the homes could be achieved across the site in order to best support the wider masterplan strategy, and enable a high quality mixed tenure development that supports mixed and balanced communities. There will be a range of different tenures distributed across the proposed development: replacement homes for existing council tenants and resident homeowners; new affordable rented homes and private homes.

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A B C D E F 124 Clapham Road

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Proposed development totals

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The combination of these tenures is derived with reference to the Council’s Key Guarantees, planning policy and financial viability modelling.

Wimborne House

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Further detail of the proposed tenure split is set out in SD2 Planning Statement.

Overall site totals

The mix of new homes in Phase 1 and Phase 2 is led by the numbers and types of replacement homes for existing tenants and leaseholders, to ensure residents of the existing estate can move into a new home prior to their existing home being demolished. The final mix of the scheme may change as the phases come forward in detail and are approved through reserved matters. All flats have been designed to Nationally Described Space Standard (NDSS), Housing Design Standards: Homes for Lambeth and The Project Brief guidelines and 10% of the homes are planned as M4(3) wheelchair accessible and adaptable homes.

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SCHEDULE OF ACCOMMODATION (A DETAILED SCHEDULE OF PHASE 1 IS PROVIDED IN SECTION 6.2.4 OF THIS DESIGN AND ACCESS STATEMENT)

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The role of the illustrative masterplan is to demonstrate how the designs of future phases could be developed from the principles set out in the Parameter Plans. SOUTH LAMBETH ESTATE DEVELOPMENT ILLUSTRATIVE OUTLINE MASTERPLAN - GROUND FLOOR

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5.3 Phasing The proposed phasing of the South Lambeth development assumes three main phases of construction and demolition. This allows the construction of new homes prior to the decant of residents from their existing homes through this phased development. The detailed part of the application is for Phase 1 which comprises Phase 1A - the works to the ground floor of Wimborne House: the additional southern entrance and bin stores, and the new community room, and Phase 1B Block A and associated parking and landscaping.

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PHASE 1B - CONSTRUCTION OF BLOCK A, 30 NEW HOMES AND ASSOCIATED LANDSCAPING

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COMPLETION OF PHASE 1 DECANT OF BROADSTONE HOUSE AND STURMINSTER HOUSE

South Lambeth Estate — Stage 3.1 Design & Access Report December 2017

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PHASE 2 - DEMOLITION OF BROADSTONE HOUSE AND STURMINSTER HOUSE CONSTRUCTION OF PHASE 2 - BLOCK B, C AND D1

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