16 residential units at 3 Highland Road, London SE19

What was proposed

The application sought demolition of the existing buildings and construction of a part two, three and four-storey building with 16 flats and associated facilities.

“↑ To contents 1. Summary of application 1.1 Executive summary 1.1.1 The application proposes the demolition of the existing buildings and the erection of a part 2/3 and part 4 storey building (plus lower ground floor) to create a new residential development comprising 16 residential units. The proposal would incorporate associated landscaping, amenity space, playspace, car parking, cycle parking and refuse storage.”

Officer report

The site and surroundings

The site is a 0.11-hectare backland location beside the Central Hill Estate, Gipsy Hill Conservation Area and listed Christ Church.

“↑ To contents 2. Site context and proposal 2.1 Site description 2.1.1 The application site (“Site”) is 0.11 hectares in area and located to the east of Highland Road, north-west of Crystal Palace Triangle (a designated town centre). The site is in a backland location and forms the north-eastern extent of the 1970s Central Hill Estate. The Site has no formal designations. The buildings on the Site had previously been in use as a children’s home (Class C2).”

“The existing buildings along the northern end of the site have a lower ground level, featuring storage areas. The residential dwellings that adjoin the Site to the west also feature a lower ground level along the northern elevation, utilised for car parking and storage. The Site is directly adjacent to the boundary of Gipsy Hill Conservation Area (CA).”

Officer report

Main planning considerations

The assessment supported the residential principle, viability-based affordable housing contribution, design, transport, sustainability, accommodation standards and environmental measures.

“As assessed in the sustainable design and construction discussion (section 4.2.8) below, the proposed development would comply with current policies regarding carbon emissions. Summary 4.2.2.28 The proposed residential re-development of the Site is considered acceptable in- principle, aligning with national, regional, and local planning policies that promote the efficient use of land, sustainable urban regeneration, and economic growth, subject to an assessment of all…”

“↑ To contents construction costs set out in the FVA. Following this, a rebuttal note was submitted and subsequently reviewed by AY. Following this review, AY concluded that the scheme could viably deliver a PIL of £290,842 (equivalent to 12.25% affordable housing on- site) which would be the maximum feasible contribution that the scheme could make towards affordable housing. This figure has been agreed with the applicant.”

Officer report

What people objected to

Objections covered loss of temporary accommodation, insufficient affordable housing, heritage and height, parking, construction disruption, drainage, waste and environmental impacts.

“↑ To contents remain partially visible, the overall skyline will be compromised Loss of heritage significance of Central Hill Estate and risks the loss of irreplaceable architectural heritage. Please see section 4.2.7 on heritage. Amenity impact Risk of overlooking from roof gardens. Please see section 4.2.9 on amenity. Transport Cul-de-sac is very busy and there are not enough car parking spaces Please see section 4.2.10 on transport considerations.”

“↑ To contents urgent local housing need and undermines inclusive community development. Need for much cheaper rental housing in Lambeth. Two 'affordable' homes on what was formally council owned land is not going to help anyone except developer profits. Noted – a payment in lieu of £290,842 would be secured which would go towards the delivery of off-site affordable housing in the borough. Would not solve the housing crisis. Noted.”

Officer report

Who spoke

A Member of Parliament and the Central Hill Estates Residents Association submitted objections concerning heritage, height, affordability, infrastructure, construction and engagement.

The committee vote

The committee resolved to grant permission, with five votes in favour and one against.

“To grant conditional planning permission subject to the completion of a satisfactory deed under Section 106 of the Town and Country Planning Act 1990 containing the planning obligations as set out in the officer report, addenda and/or PAC minutes and any direction as may be received following further referral to the Mayor of London.”

Minutes

The decision

Permission was granted subject to a satisfactory Section 106 deed, with authority delegated to finalise conditions and planning obligations.

“In the event that a satisfactory Section 106 deed is not completed within six months of the date of the Committee meeting, delegated authority is given to the Director of Planning and Sustainability to refuse planning permission for failure to enter into a satisfactory Section 106 deed securing the obligations considered necessary to make the development acceptable in planning terms as identified in the officer report, addenda and/or the PAC minutes.”

Minutes

Conditions and obligations

The decision requires conditions and obligations covering affordable housing, carbon offsetting, transport, employment, open space, biodiversity and monitoring.

“The proposed obligations to be secured through the s106 deed are as follows: Item Details Affordable Housing • Contribution of £290,842 towards off-site affordable housing • Early and late stage viability reviews Energy and sustainability • A carbon offset payment to be calculated and paid prior to occupation (currently anticipated to be £12,256) • Future-proof connection to Decentralised Energy Network Transport and accessibility • Car parking permit free for all…”

“↑ To contents • 25% of all new jobs created by the development in the construction and end use phases to be secured for Lambeth residents including: • 1 apprenticeship per 1,000sq. m of development or 10 residential units • Delivery of bespoke pre-employment training to enable access for Lambeth resident to opportunities created by the development • Engagement of local schools, colleges, and/or community organisations on the delivery of work experience, careers inspiration…”

Officer report