28-home mixed-use building at 2A Stella Road, London SW17

The site and surroundings

The site included buildings at Mitcham Road and a demolished former vehicle workshop at Stella Road, beside residential and mixed-use buildings.

“The rear of the site lies No.2A Stella Road formerly occupied by a single-storey vehicle workshop (Sui generis) now demolished, with a separate access from Stella Road.”

“Adjoining the site to the north is No.204 Mitcham Road, a four storey building with gym (Class E) on the ground floor and 10 flats above. Next to No.204 lies Nos.196-202 Mitcham Road located at the corner of Mitcham Road and Byton Road. It comprises an L-shaped three storey building with roof accommodation fronting Mitcham Road sloping down to a smaller three storey element along Byton Road.”

Officer report

Earlier planning permissions

Earlier permissions covered redevelopment of 206 Mitcham Road, alterations and additional homes at 208-208D Mitcham Road, and a neighbouring redevelopment.

“208-208D Mitcham Road and 2A Stella Road: 2021 (2020/4248): Approve Subject to Legal Agreement: Demolition of existing extensions and garage at rear of site (2A Stella Road); Erection of single-storey front extensions, part single, two and three-storey rear extensions and roof extension (to create four-storey building); Changes to design of front fenestration and addition of balconies; Erection of single- storey (with basement) building at the rear.”

“206-208 Mitcham Road: 2016 (2016/2586): Approved: Demolition of 206 Mitcham Road, and construction of a four storey building (plus basement level) to provide 1 x 3-bedroom, 2 x 1-bedroom and 4 x 2- bedroom flats with roof terraces and rear balconies, and basement office accommodation with front lightwell (Use Class B1a). Construction of an additional storey of accommodation to 208 Mitcham Road (to provide 2 x 1-bedroom flats), extension and provision of roof terraces to 2no.”

Officer report

Why officers supported it

Officers considered the development acceptable because it would provide homes, retain commercial activity, fit its surroundings and avoid unacceptable effects on neighbours.

“The proposal would provide Class C3 residential dwellings for the Borough in line with the NPPF (2021), Policies GG2 and GG4 of the London Plan (2021), Policy SDS1 (Spatial Development Strategy 2023 – 2038) of the WLP (2023) and therefore Officers considered the proposed residential provision acceptable and compliant with both Local and National policy. The proposal would provide 28 units.”

“An excellent level of urban greening would be achieved with a BNG of 16,385.57% on site, and conditions recommended ensuring additional biodiversity enhancements for local wildlife habitats in the local area. The level of urban greening and biodiversity has been assessed to be the maximum amount that can be provided and given the site constraints, is considered acceptable and in line with policies LP55 and LP56 of the Wandsworth Local Plan (2023).”

Officer report

Consultation responses

consultees raised no objections subject to conditions or contributions covering flooding, water, security, air quality, trees, biodiversity, noise, play and waste.

“Biodiversity Officer: No objection subject to conditions requiring the submission of CEMP, Landscape Ecological Management Plan and biodiversity gains.”

“Environment Services (noise): No objection subject to conditions relating to insulation against external noise and the building plant and equipment.”

Officer report

Residents’ concerns

Residents objected to overdevelopment, scale, loss of light and privacy, flooding, parking, affordable housing, construction impacts, access and bin storage.

“Neighbour Consultation Summary OBJECTIONS: summarised as: • Overdevelopment • No architectural merit • Out of scale • Erosion of the heritage and character of the area • No affordable housing • Overbearing • Increased sense of enclosure • Loss of daylight/sunlight • Mislabelling of rooms in daylight assessment • Overlooking/loss of privacy • WDRP concluded rear block could impact on neighbouring properties • Impact on mental heath • Noise pollution • No parking provided…”

“Pressure on existing infrastructure • Impact on water table • Lack of engagement with neighbours • Inadequate bin storage location – vermin/litter issues • Impact on structural integrity/foundation due to basement • Noise and disturbance from construction works • Security issues • Ownership issues • Access to alleyway issues/right of way • Loss of property value…”

Officer report

Who spoke

A ward councillor spoke for local residents, while planning, viability and development officers explained the proposal and answered members’ questions.

Questions from members

Members questioned the former garage, disabled parking, commercial restrictions, noise protection, sewerage and flooding, and received explanations about the proposed safeguards.

“In response to a further question about the restrictions placed in the commercial settings, the Area Team Manager (East Team) explained that a Class E use was a very broad use, however, one of the main principles was around employment generating uses and whether its economic purposes would be capable of being performed within that unit, with no impact to the amenity or detriment to neighbouring residential occupiers.”

“In relation to sewerage and flooding, the Area Team Manager (East Team) advised that the development was not in a flood risk zone or at risk of river flooding; it would only be surface water flooding. He added that a flood risk assessment was carried out where physical measures were put into place in relation to how events of rainwater would be handled. The measures would also be sufficient to not overload the existing Thames Water assets.”

Minutes

The committee’s vote

The committee voted unanimously to grant planning permission as set out in the report.

“RESOLVED – (unanimous) that planning permission be granted as set out in the report.”

Minutes