South Lambeth Estate CPO Report October 2018 8 - … · D. Rear of Phoenix and garages fronting...

South Lambeth EstateCPO ReportOctober 2018

2 Pollard Thomas Edwards

CONTENTS

1.0 Background

2.0 Area 1 Area 2 Area 3

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

3South Lambeth Estate October 2018

The existing South Lambeth Estate is typical of a postwar estate design. By today’s standards it is inefficiently planned, turning its back on the surrounding urban fabric and deliberately disconnected from the neighbourhood. An outcome of this is the lack of clarity of ownership of open spaces, poor public realm and community safety concerns.

Lambeth’s Vision is to transform the estate into aconnected neighbourhood, to challenge the perception of the estate and of its residents as different from their surrounding neighbours. The design team has been working with the existing South Lambeth residents and neighbours for over three years, information gathering, sharing ideas, developing the scheme.

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, providing a positive network of streets, squares and

1.0 Background

open spaces, with clear differentiation between public, private andshared use. The development will create a legible neighbourhood, a new piece of Lambeth which will encourage pedestrian movement within and to the surrounding areas.

Through the design process to the planning approval of the masterplan it has been demonstrated that the most successful and sustainable urban design solution relies upon the inclusion of some adjoining sites in other ownership.

This document summarises how these sites affect the delivery of the masterplan and sets out the need for the inclusion of the sites into the CPO process to deliver the land required for the scheme delivery, in accordance with the planning decision. These adjoining sites are:

Area 1The Notting Hill Genesis HA landArea 2124 Clapham Road privately owned siteArea 3Transport for London land

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

SOUTH LAMBETH ESTATE - ADJOINING LAND OWNERSHIP

KEY TO OWNERSHIPAREA 1 Notting Hill Genesis HA AREA 2 124 Clapham Road AREA 3 Transport for London


Area 1: Notting Hill Genesis HA

The Notting Hill Genesis HA’s Bolney Meadow Estate sits to the north west of the South Lambeth Estate. The specific area within the Masterplan site boundary is underused garden area to the rear of Melcombe House, and includes the single storey caretakers building and yard. This part of the Bolney Meadow Estate sits adjacent to the South Lambeth Estate’s Swanage House and is on the other side of Kibworth Street (Lambeth Council owned road and footways) adjacent to the South Lambeth Estate.

NOTTING HILL GENESIS HA’S BOLNEY MEADOW ESTATE SITE WITHIN SOUTH LAMBETH MASTERPLAN BOUNDARY

Pollard Thomas Edwards

Existing Conditions

B. Relationship of Lambeth homes, Melcombe House and green space.

A. Green space behind Melcombe House accessed off of Kibworth Street.

D. Rear of Phoenix and garages fronting Melcombe House.

C. Caretaker’s yard and building adjacent to green space.

The Melcombe House green space cannot be directly accessed from three sides for Melcombe House residents.

The fourth side, to the east, is the access road for the existing South Lambeth Estate. The green space can be accessed from this road (Kibworth Street) by residents of both estates, but there is no easy access to the space from Melcombe House.

The caretaker’s building and yard increase Melcombe House residents’ route round to the green space and do not provide an active street frontage.

The rear flats in the former Phoenix pub and the rear of the Broadstone House shops face onto Melcombe House, providing no natural surveillance over Kibworth Street. This area is currentlly unattractive, unsafe and suffers from fly-tipping and unauthorised parking.

Swanage House (Lambeth council) overlaps with the green space creating an abrupt relationship between the two estates.

Existing Conditions

SK 01520/07/1615-096South Lambeth Estate RegenerationAnalysis of the boundaries NHHA and Phoenix pub sitesExisting Conditions

Open SpaceOpen Space

Parking

Parking

Open Space

No access to gardens

Wilkingson Street residents’ back gardens

Residents’ access to gardens

Garages and walls line the street

The Phoenix

Caretaker

Yard

A

D

B

CEast

West

South

Poo

r ed

ge c

ondi

tion

1

1

2

3

4

2

3

4

Melcombe House (Notting Hill Housing Association) sits adjacent to the Lambeth Council road and footways to the west of the South Lambeth Estate (Lambeth Council) site boundary. The current conditions are as follows:

Vehicular access into both estates

N

5

5

As part of this South Lambeth Estate Regeneration there is the opportunity to successfully stitch this area together, creating a safer, and more attractive place for the residents of both estates. An intelligent collaboration to create homes and mend the public realm.

Key

Vehicular Access

Landscaped Square

Retail Frontage

Overlooking

Pedestrian connections

No pedestrian access

Active frontage

Backs of buildings

Photo Location1

South Lambeth Regeneration boundary

ANALYSIS OF EXISTING CONDITIONS

Existing site conditions — The Melcombe House green space cannot be

directly accessed from Melcombe House homes. — The only access is via the Kibworth Street

access road to the existing South Lambeth Estate. The green space can be accessed from this road by residents of both estates, but there is no easy access to the space from Melcombe House and no definition of site boundary between the two estates.

— The caretaker’s building and yard extend the residents’ route round to the green space and do not provide active street frontages.

— Swanage House in the South Lambeth Estate overlaps with the green space creating an abrupt relationship between the two estates.

— Apart from some resident growing containers the area is not well used or maintained.

Opportunities — As part of this South Lambeth Estate

development there is the opportunity to successfully stitch this area together, creating a safer and more attractive place for the residents of both estates.

— Removing the caretaker’s building and yard and introducing a new residential building creates additional homes and forms a secure and active edge to a communal resident garden.

— New pedestrian entrances can be provided for residents from the south and the north into the landscaped garden.


Existing Conditions










Existing Conditions



Parking

Parking

Open Space





The Phoenix

Caretaker

Yard

A

D

B

CEast

West

South

Poo

r ed

ge c

ondi

tion

1

1

2

3

4

2

3

4



N

5

5


Key

Vehicular Access

Landscaped Square

Retail Frontage

Overlooking



Active frontage

Backs of buildings

Photo Location1



Existing Conditions










Existing Conditions



Parking

Parking

Open Space





The Phoenix

Caretaker

Yard

A

D

B

CEast

West

South

Poo

r ed

ge c

ondi

tion

1

1

2

3

4

2

3

4



N

5

5


Key

Vehicular Access

Landscaped Square

Retail Frontage

Overlooking



Active frontage

Backs of buildings

Photo Location1



Design DevelopmentThis area has been reviewed throughout the design process and is summarised in the developing design principles diagrams below.

ALBERT SQUARE

KIBWORTH STREET

ALBERT SQUARE ALBERT AVENUE

CLAPHAM ROAD

PALFREY PLACE

DORSET ROAD

THE VILLAGE

WILKINSON

STREET

BOLNEY MEADOW ESTA

TE

MELCOMBE HOUSE

BENVILLE HOUSE

6

6

6 6

3

4

5

5

16

4

4

Blocks linked together forming a 5 storey

street edge with a 4 storey garden edge

Taller building pushed back from Sorset Road

to mirror Benville House opposite.

Neighbourhood Square widened and

rotated to address Dorset Road

Block D pushed away from Albert Sq /Wilkinson Street to

sit on existing Swanage House footprint

6 storey Clapham Road frontage with a 5th �oor set

back

ALBERT SQUARE

KIBWORTH STREET


CLAPHAM ROAD

PALFREY PLACE

DORSET ROAD

THE VILLAGE

WILKINSON

STREET

BOLNEY MEADOW ESTA

TE

MELCOMBE HOUSE

BENVILLE HOUSE

Block pushed away from Albert Square and Wilkinson Street to

increase overlooking distances

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

of public square

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

square

Proposed orientation of proposed blocks relate

to existing orientation of Albert Square and

Clapham Road

WIMBORNE HOUSE

A

B

C

C

D

F

F

E

ALBERT SQUARE

KIBWORTH STREET


CLAPHAM ROAD

PALFREY PLACE

DORSET ROAD

THE VILLAGE

WILKINSON

STREET

BOLNEY MEADOW ESTA

TE

MELCOMBE HOUSE

BENVILLE HOUSE

6

6

6 6

3

4

5

5

16

4

4

Blocks linked together forming a 5 storey

street edge with a 4 storey garden edge

Taller building pushed back from Sorset Road

to mirror Benville House opposite.

Neighbourhood Square widened and

rotated to address Dorset Road

Block D pushed away from Albert Sq /Wilkinson Street to

sit on existing Swanage House footprint

6 storey Clapham Road frontage with a 5th �oor set

back

moving new homes away from Albert

Square

reducing scale of building enclosing

Melcombe Gardenssetting taller element

back from Dorset Road to define neighbourhood

defining frontage, continuing a

landscaped buffer to Clapham Road

increasing width of neighbourhood square

to address Dorset Road and existing

retail opposite


Delivery ImpactsTo exclude this part of the site would reduce the delivery of new homes by 18 no, predominantly family homes. The dual aspect block is a continuation of the perimeter block with part of the block on NHHA land providing essential plant space for the wider development. This would have to be relocated creating a further loss of units elsewhere

Without the site there would be an unresolved perimeter boundary, whereas including this part of the site creates a landscaped courtyard space for the benefit of residents of both estates and improved natural surveillance of both the landscape and Kibworth Street.

ILLUSTRATIVE VIEW OF MASTERPLAN

SOUTH LAMBETH ESTATE MASTERPLANMELCOMBE GARDENS AREA

2B4PD.0.1.9

2B3PD.0.1.3

4B8PD.0.1.1

3B6PD.0.1.5

3B6PD.0.1.8

Tank34m 2

Switchgear

3B5PD.0.1.4

3B6PD.0.1.7

2B4PD.0.2.4

2B4PD.0.2.3

2B4PD.0.2.5

2B4PD.0.2.6

CORED-2

CycleStore/Refuse

CORED-1Cycle Store/Refuse

3B6PD.0.1.6

3B5PD.0.1.2

2B4PD.0.2.1

2B4PD.0.2.2

2B4PB.0.3.43B6PB.0.3.3

4B6PB.0.3.2

2B4PB.0.2.2

RetailR1

Plant

Plant

RetailR2

3B6PB.0.4.4

Plant

Plant

COREB-3

Refuse

Refuse

Substation/Tank

2B4PB.0.2.4

3B5PB.0.3.1

3B5PB.0.2.9

2B4PB.0.4.1

2B4PB.0.4.2

CycleStore

COREB-1

CycleStore

COREB-4

CycleStore

Refuse

Dry Riser

Dry Riser

2B4PB.0.2.3

4B8PB.0.2.1

3B5PB.0.4.5

4B6PB.0.4.3

Switchgear

CycleSt.

COREC-1

BinSt.

Retail

2B4PB.0.3.43B6PB.0.3.3

4B6PB.0.3.2

2B4PB.0.2.2

RetailR1

Plant

Plant

RetailR2

3B6PB.0.4.4

Plant

Plant

COREB-3

Refuse

Refuse

Substation/Tank

2B4PB.0.2.4

3B5PB.0.3.1

3B5PB.0.2.9

2B4PB.0.4.1

2B4PB.0.4.2

CycleStore

COREB-1

CycleStore

COREB-4

CycleStore

Refuse

Dry Riser

Dry Riser

2B4PB.0.2.3

4B8PB.0.2.1

3B5PB.0.4.5

4B6PB.0.4.3

2B4PD.0.1.9

2B3PD.0.1.3

4B8PD.0.1.1

3B6PD.0.1.5

3B6PD.0.1.8

Tank34m 2

Switchgear

3B5PD.0.1.4

3B6PD.0.1.7

2B4PD.0.2.4

2B4PD.0.2.3

2B4PD.0.2.5

2B4PD.0.2.6

CORED-2

CycleStore/Refuse


3B6PD.0.1.6

3B5PD.0.1.2

2B4PD.0.2.1

2B4PD.0.2.2

Switchgear

CycleSt.

COREC-1

BinSt.

Retail

2B4PD.0.1.9

2B3PD.0.1.3

4B8PD.0.1.1

3B6PD.0.1.5

3B6PD.0.1.8

Tank34m 2

Switchgear

3B5PD.0.1.4

3B6PD.0.1.7

2B4PD.0.2.4

2B4PD.0.2.3

2B4PD.0.2.5

2B4PD.0.2.6

CORED-2

CycleStore/Refuse


3B6PD.0.1.6

3B5PD.0.1.2

2B4PD.0.2.1

2B4PD.0.2.2

2B4PB.0.3.43B6PB.0.3.3

4B6PB.0.3.2

2B4PB.0.2.2

RetailR1

Plant

Plant

RetailR2

3B6PB.0.4.4

Plant

Plant

COREB-3

Refuse

Refuse

Substation/Tank

2B4PB.0.2.4

3B5PB.0.3.1

3B5PB.0.2.9

2B4PB.0.4.1

2B4PB.0.4.2

CycleStore

COREB-1

CycleStore

COREB-4

CycleStore

Refuse

Dry Riser

Dry Riser

2B4PB.0.2.3

4B8PB.0.2.1

3B5PB.0.4.5

4B6PB.0.4.3

Switchgear

CycleSt.

COREC-1

BinSt.

Retail

Switchgear

CycleSt.

COREC-1

BinSt.

Retail

2B4PD.0.1.9

2B3PD.0.1.3

4B8PD.0.1.1

3B6PD.0.1.5

3B6PD.0.1.8

Tank34m 2

Switchgear

3B5PD.0.1.4

3B6PD.0.1.7

2B4PD.0.2.4

2B4PD.0.2.3

2B4PD.0.2.5

2B4PD.0.2.6

CORED-2

CycleStore/Refuse


3B6PD.0.1.6

3B5PD.0.1.2

2B4PD.0.2.1

2B4PD.0.2.2

2B4PB.0.3.43B6PB.0.3.3

4B6PB.0.3.2

2B4PB.0.2.2

RetailR1

Plant

Plant

RetailR2

3B6PB.0.4.4

Plant

Plant

COREB-3

Refuse

Refuse

Substation/Tank

2B4PB.0.2.4

3B5PB.0.3.1

3B5PB.0.2.9

2B4PB.0.4.1

2B4PB.0.4.2

CycleStore

COREB-1

CycleStore

COREB-4

CycleStore

Refuse

Dry Riser

Dry Riser

2B4PB.0.2.3

4B8PB.0.2.1

3B5PB.0.4.5

4B6PB.0.4.3

Switchgear

CycleSt.

COREC-1

BinSt.

Retail

GENERAL NOTES

This drawing is © 2017 PTE architects

Use figured dimensions only. DO NOT SCALE.

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 andspecifications from the Architect and other consultants

If in doubt, ask

drawing title

project job no

drawing number revision

drawn audited scale date

drawing status

rev date description drawn audited

SKETCH

A096_SK_242Site Boundaries - Block C1 NHHA/Lambeth Ownership - Sheet 1 of 2

South Lambeth Estate 15-096 SH SE 1:1000@A3 Sep'17

NLambeth Ownership

Key

Notting Hill Housing Association Ownership

Areas of proposed transfer to Lambeth ownership

Areas of proposed transfer to Notting Hill Housing Association ownership

Existing Ownership

Proposed Ownership

Proposed Transfer of Land

Proposed Ownership - with masterplan layout

Indicating zone of transfer to Lambeth

A 11.09.17 Diagram 4 amended SH SE

EXISTING LAND OWNERSHIP/PROPOSED MASTERPLAN


Area 2: 124 Clapham Road site

124 Clapham Road site is on the corner of Clapham Road and Dorset Road and sits within the St. Marks Conservation Area, adjacent to the South Lambeth Estate. The building was formerly known as Kelly’s pub, the Mar Azul, The Village and more recently The Blue Sea.

Existing site conditions — The main three storey building dates back to

1870s although has been subject to some adaptations.whereas the front extension does not have an attractive or positive presence on Clapham Road. The front extension has been unsympathetically extended forwards towards Clapham Road over the years, with an over large single storey extension, .

— The extension does not add value to the local context and creates a pinch point on the corner of the Clapham Road pavement.

— There were some rear out-buildings which were demolished two years ago.

— 124 Clapham Road has a planning consent, 11/00943/FUL: Change of use of property to provide 9 self contained flats on upper floors and retention of public house (Use class A4) floorspace at basement and ground floor levels involving demolition of existing outbuildings and the erection of a part four storey rear extension to create an additional level (third floor) fenestration alterations and the provision of cycle and refuse storage.

— In 2015 Lambeth held discussions with the owner of 124 Clapham Road as the existing consent assumes building on part of Lambeth’s land, access onto Lambeth land and balconies overhanging the site boundary - as such the consented scheme is not deliverable.

— The owner advised that a variant to this application had been discussed with planning (not submitted)within their ownership however still indicating a vertical extract flue and proposed balconies overhanging the boundary and a rear ground floor door accessing onto Lambeth land.

— It is over 3 years since the consent and it is understood that the owner is still in discussion with Lambeth planning on potential revised applications.

SITE AND CONTEXTCONSERVATION AREAS

124 CLAPHAM ROAD SITEWITHIN MASTERPLAN BOUNDARY

124 CLAPHAM ROAD


Opportunities — The acquisition of 124 Clapham Road is very

important to the overall masterplanning of the South Lambeth Estate regeneration - not just in terms of numbers of units but also for the architectural placemaking and ‘mending’ of the immediate context.

— The South Lambeth Estate masterplan planning application, and resolution to approve, includes this 124 Clapham Road site as it needs to be a considered an integrated part of the overall development.

Design DevelopmentThrough the planning process it was recognised that the main body of the building is of local interest and should be retained. The masterplan has developed a considered relationship with 124 Clapham Road and the detailed part of the application (Phase 1) addresses how the building can be sympathetically extended and in turn influence the successful transition between the Conservation Area and Block A of the South Lambeth Estate redevelopment.

The future rear extension to 124 Clapham Road is referred to as the ‘transition building’, and this will set back from the historic part of 124 Clapham Road. Block A will follow this building line, ensuring that

CONSTRAINTS TO CONSIDER WITH BLOCK A RELATIONSHIP WITH 124 CLAPHAM ROAD

ESTABLISHED BUILDING LINES FOR SETTING OUT OF BLOCK A AND RELATIONSHIP WITH 124 CLAPHAM ROAD

DIAGRAM SHOWING HOW BLOCK A TRANSITIONS TO 124 CLAPHAM ROAD

Delivery ImpactsTo exclude 124 Clapham Road from the masterplan would not only reduce the reduce the delivery of new homes by 7 no. but it would also leave an unresolved corner to the development and the loss of the Community Hub facility.

The inclusion of this site allows for the creation of an improved and integrated corner on Clapham Road, signposting the regeneration from the public face on the road. It creates a considered transition from the conservation area along Dorset Road and improves the pedestrian circulation along the Clapham Road footway.

DORSET ROAD VIEW OF 124 CLAPHAM ROAD AND TRANSITION BUILDING TO SITE BOUNDARY AND PHASE 1 BLOCK A

BLOCK A PHASE 1 BUILDING

124 Clapham Road is maintained as the dominant element.The ground floor of the existing building and new front extension will be an essential Community Hub for the local residents, with the vision that it will integrate the wider neighbourhood as a meeting space, cafe and delivery collection point. The upper levels of the existing building, plus a mansard roof will be residential as will a new rear extension which will sensitively transition to South Lambeth Estate Phase 1 Block A.The relationship of this proposed frontage and the improvements to the Transport for London area of ownership is addressed in Area 3.


CONSTRAINTS TO CONSIDER WITH BLOCK A RELATIONSHIP WITH 124 CLAPHAM ROAD

ILLLUSTRATIVE VIEW TOWARDS 124 CLAPHAM ROAD - WITH A COMPLETED PHASE 1, WITHOUT THE 124 CLAPHAM ROAD SITE

ILLUSTRATIVE VIEW TOWARDS 124 CLAPHAM ROAD WITH A COMPLETED PHASE 1, AND INCLUDING THE 124 CLAPHAM ROAD SITE


Area 3: Transport for London

The Clapham Road and the pedestrian footways alongside are under the ownership of Transport for London. Historically the footways extended to the front garden walls of the terraced houses and gardens as shown in the historic map of 1875 below, but when the South Lambeth Estate was constructed in the 1960s the boundary wall of the estate was set back from this line.

Existing site conditions — The existing footway is more than twice as wide

as it is typically along Clapham Road. — Street trees have been planted but the zone has

no specific use or great amenity benefit to the neighbourhood.

— There is a bus stop at the north end, close to The Blue Sea/124 Clapham Road which is the most congested part of the footway condition.

— This is in part because of the overextended frontage to 124 Clapham Road - refer to Area 2 for detail.

TRANSPORT FOR LONDON SITEWITHIN MASTERPLAN BOUNDARY

HISTORIC MAP 1875-1877VIEW LOOKING NORTH TOWARDS 124 CLAPHAM ROAD

VIEW LOOKING SOUTH ALONG CLAPHAM ROAD

VIEW SOUTH PAST EXTENDED FRONTAGE OF 124 CLAPHAM ROAD


Opportunities — Through the design development process this

area was considered to establish how it could be better used to create more amenity value to the wider neighbourhood.

— Discussions were had with Transport for London on how this area could be integrated into the landscaped proposals alongside the South Lambeth Estate development

— To ignore this unresolved and unnecessary hard landscaped strip running parallel to the Estate site boundary would be a missed urban design opportunity.

Design DevelopmentIt was recognised in the design process that if this strip of land was included within the estate development it would be properly landscaped and would increase the amenity value of the area. Discussions with TfL noted that the area adjacent to the bus stop should not be narrowed but there was the opportunity to address the change in pavement widths more sensitively than currently exists.Studies were carried out on pedestrian movement to ensure that any changes would not create pedestrian

23

Whitebeam

Clo

se

83

9

Denland H

ouse

8

to

6c

10

ALBER

T S

QU

AR

E

1 to 80

33

129

65

19

59

149

1 to

7

5

9

BAKERY

18

174

1 to 3

5

28

12

1

Posts1 to 3

5.1m

KIB

WO

RTH

STR

EET

1 to

6

6

CALDWELL

91b

115

19 to 21

Elworth H

ouse

2

92

13 to 18

110

61

63

55

8

7

Benville

House

32

1a

1 to 4

2

OVAL PLACE

1 to 3

0

1 to 8

0

Sta

ne S

treet

12

11

Court

90

122

Holland R

ise

68

16

CLA

PH

AM

RO

AD

27

2

24

37

109

2

to 1

14

11

1

80 to 8

6

13 to 15

119

House

to

5

23

Melc

om

be H

ouse

2a

101

112

1

125

89

125a

6

91

15

1 to 8

1

4a

1

14

19

ALB

ER

T SQ

UA

RE

El S

ub S

ta

176

19

Pulh

am

House

ALB

ER

T A

VE

NU

E

Posts

3

2

1 to 1

2

100

155

20

116

Mary D

ine

88

4c

11

9

10

10

172

House

166

115

24

10 to 12

STREET

127

(RO

MA

N R

OA

D)

9

6a

CLO

SE

176

1

FB

2

ALB

ER

T S

QU

AR

E

Post

25

Kib

worth S

treet

CLA

PH

AM

RO

AD

Palfry

Pla

ce

Form

er

Phoenix

Pub

Santa

nder B

ikes

BU

S S

TOP

BU

S LA

NE

BUS STOP

BU

S LA

NE

BU

S LA

NE

BU

S S

TOP

LO

AD

ING

BA

Y

LO

AD

ING

BA

Y

LO

AD

ING

BA

Y

DO

RSET R

OAD

DO

RSET R

OAD

Bus S

helter

Phone B

ooth

TOW5.70

1:101.6

1:101.6

5.43

5.06

5.10

5.11

5.27

5.09

5.16

5.21

5.00

4.72

4.57

4.59

4.69

4.64

4.68

4.67

4.66

4.77

4.75

4.71

4.75

4.77

4.85

4.92

4.91

5.01

5.01

5.01

5.00

4.99

5.00

5.00

5.03

5.06

5.08

5.11

5.12

5.12

4.99

5.04

5.02

5.03

5.08

5.07

5.32

5.05

5.12

5.06

5.09

5.05

5.02

5.01

5.16

5.44

5.19

5.40

5.46

1:90.6

1:36.6

1:116.2

5.10

5.08

1:77.7

4.50

5.01

5.08

1:3

2.9

1:117.9

4.40

TOW 5.90

TOW 6.00

1:6

0.0

1:3

3.0

1:6

0.0

1:5

1.6

1:1

05.6

1:47.1

1:1

09.4

1:81.6

1:60.0

1:30.2

1:4

3.0

1:6

0.0

1:4

3.6

1:54.2

4.86

TOW 5.00

5.17

4.99

5.02

4.64

4.50

1:103.6

1:103.6

4.91

4.99

4.86

4.92

4.52

4.80

1:6

5.2

1:81.6

4.70

5.15

5.605.80

5.14

4.99

5.18

5.18

5.17

5.20

5.33

5.37

5.39

5.39

5.11

5.00

5.20

5.32

5.43

5.43

5.43

5.02

4.87

TOW5.70

4.98

1:5

7.6

1:3

0.0

1:3

0.0

1:27.6

5.41

5.35

5.29

5.13

5.09 5.70

TOW 5.90

TOW 5.55

5.29

1:80.0

5.02

1:6

9.8

1:35.6

1:6

0.0

1:102.0

1:46.2

1:3

2.1

1:4

0.6

1:4

0.0

1:90.0

1:97.7

1:2

9.6

1:3

0.0

5.40

1:7

9.8

5.12

4.95

1:73.8

1:3

9.1

4.80

5.10

1:2

1.0

1:48.3

4.95

4.81

1:9

0.9

1:9

0.9

1:8

9.5

1:39.8

1:48.3

4.75

1:4

4.0

1:1

04.1

4.66

1:1

01.9

4.78

4.85

1:4

3.0

1:3

3.3

1:31.9

1:4

0.0

1:6

0.0

1:9

0.0

1:43.4

1:71.5

4.85

4.96

(4.85)

5.43

(4.89)(5.00)

(4.90)

(5.02)

(5.13)

(5.03)5.47

FFL 5.12

FFL 5.05

FFL 4.78

FFL 4.86

FFL 4.93

FFL 4.86

FFL 5.01

FFL 4.93

FFL 4.78

FFL 5.23

FFL 4.93

FFL 4.78

FFL 5.38

FFL 4.93

FFL 5.01

FFL 5.01

FFL 5.01

FFL 4.93

FFL 5.01

FFL 4.86

FFL 5.16

FFL 5.08

FFL 5.16

FFL 5.43

FFL 5.10

FFL 5.10

FFL 5.35

(5.02)

(5.00)

(5.00)

(5.02)

(5.12)

(5.28)

(4.85)

(5.11)

(5.13)

(5.26)

(4.87)

(5.14)

(5.00)

(4.78)

(4.87)

(4.93)

(4.76)

(4.95)

(5.02)

(5.04)

(5.21)

(4.84)

(4.71)

(4.71)

(4.79)

(4.65)

(4.73)

(5.37)

5.80(5.38)

5.60

(5.25)

5.30

5.70

(5.20)

5.50

(5.22)

(5.01)

(5.01)

(4.95)

(5.10)

(5.14)

(5.90)

5.24

(4.60)

4.75

(4.95)

4.97

(4.81)

4.98

(4.84)

4.90

(4.88)

4.98(4.91)

4.86

4.85

4.85

4.80

4.65

(4.85)

4.75

4.75

(4.55)

4.75

(4.61)

4.58

4.64

4.55

4.60

(4.70)

(4.65)

4.57

4.57

4.57

4.72

4.75

(4.70)

(4.80)

4.66

(4.71)

1:12.0

1:19.1

B2

B3

B4

B1

C

D1

D2

D3

E1

E2

F

B2

B3

B4

B1

C

D1

D2

D3

E1

E2

F

A

Wim

borne House

VillageLOADING BAY

LOADING BAY

CAR CLUB

PARKING

LOADING BAY

LO

AD

ING

BA

Y

REFUSE VEHICLE

TURNING TRACK

Com

mercial

Plant

Cycle

St.

CO

REC-1

BinSt.

4B6PB.0.4.3

3B6PB.0.4.4

3B5PB.0.4.5

3B5PB.0.2.1

2B4PB.0.2.3

2B4PB.0.3.4

3B6PB

.0.3.3

4B6PB.0.3.2

3B5PB.0.2.7

2B4PB.0.2.2

3B5PB.0.2.5

Com

mercial

R1

Plant

Plant

Com

mercial

R2

CycleStore

CO

REB-1

CycleStore

4B6PB.0.2.6

CycleStore

CycleStore

Plant

Plant

Plant

CO

REB-3

CO

REB-2

CO

REB-4R

efuse

Refuse

Refuse

2B4PB.0.2.4

3B5PB.0.3.1

3B5PB.0.2.9

3B5PB.0.2.8

2B4PB.0.4.1

2B4PB.0.4.2

Refuse

Plant

3B6PF.H.1

3B6PF.H.2

3B6PF.H.3

3B6PF.H.4

3B6PF.H.5

3B6PF.H.6

2B4PD.0.3.7

2B4PD.0.2.2

2B4PD.0.2.1

3B6PD.0.1.6

3B5PD.0.1.2

2B4PD.0.1.9

2B3PD.0.1.3

4B8PD.0.1.1

3B6PD.0.1.5

3B6PD.0.1.8

3B6PD.0.3.5

CO

RED-2

CycleStore/R

efuse

CO

RED-3

3B5PD.0.1.4

3B6PD.0.1.7

2B4PD.0.2.4

2B4PD.0.2.3

2B4PD.0.2.8

2B4PD.0.2.5

2B4PD.0.2.6

2B4PD.0.2.7

2B4PD.0.3.1

2B4PD.0.3.2

2B4PD.0.3.3

2B4PD.0.3.4

2B4PD.0.3.10

2B4PD.0.3.12

2B4PD.0.3.11

2B4PD.0.3.8

2B4PD.0.3.9

3B6PD.0.3.6

CO

RED-1

Cycle Store/

Refuse

Cycle Store/

Refuse

Plant

Pla

nt

Plant

Plant

Com

mercial

CO

REV-1

290m 2

2B4PE.0.2.2

3B6PE.0.1.2

2B4PE.0.1.1

1B2PE.0.1.3

3B5PE.0.1.4

1B2PE.0.2.5

CycleStore/R

efuse

CO

REE-1

Plant

2B4PE.0.2.3

1B2PE.0.2.4

1B2PE.0.2.1

2B4PE.0.1.5

Cycle S

tore/

Refuse

CO

REE

-2

Tank

Plant

KIB

WO

RTH

STR

EE

T

CO

BB

ETT S

TR

EE

T

9910

1B2P WC

HA

.0.2.1

2B4PA.0.1.1

3B5PA.0.2.2

3B5PA.0.2.3

3B5PA.0.1.3

3B5PA.0.1.2

Refuse

Switchroom

Refuse

Substation

Tank Room

CleanersSt.

Switchroom

CleanersSt.

CycleStore

CycleStore

CO

REA-2

CO

REA-1

Refuse

RefuseC

hute

FG

Wim

borneEntrance

Com

munity

Room

GardenStore

GeneralStore

Wim

borne House

(existing residential)

Wim

borne House

(existing residential)

Self-Binding Aggregate

Bitumen Macadam

200x50x65mm Clay Paving In Stretcher Bond (Flexible Construction)Laid With 2-3mm Sand Joints & Sand Bed

Clay Paving Herringbone (Colour to Contrast with adjacent Clay Paving Edge Course)

Clay Paving Edge Course (Colour to Contrast with adjacent Resin Bound Aggregate)

Resin Bound Aggregate

Coloured EPDM Safety Surface. Exact colour to be confirmed.

Precast Concrete Flags450x450x50mm Precast Concrete Flag Paving (e.g. 'Marshalls Perfecta')

Artificial Turf to Ball Court.

Areas of Proposed Herbaceous or Shrub Planting

Areas of Maintenanced Grass Lawns or Meadow

Hedges and Railings arrangement (1100mm to 600mm)

215mm Thick Brick Walls. Height varies. To private back gardens.

Ca

mlin

s R

ef:

LO

ND

ON

GE

NE

RA

L/L

ON

DO

N G

EN

ER

AL/L

L544 S

ou

th L

am

be

th E

sta

te/C

am

lin

s W

ork

/Dra

win

gs/L

L544-2

00-P

LA

NN

ING

[R

ef.: LL5

44

RE

F-2

00

-PU

BLIC

RE

ALM

BA

SE

]

NOTES

1. All dimensions in millimetres unless otherwise shown.2. All levels in metres above Ordinance Datum (mAOD) unless otherwise shown.3. All dimensions to be checked on site and any discrepancies reported to Employer before pricing / work starts.4. Any ambiguities or discrepancies within this drawing and any other information given elsewhere must be reported to Camlins and the Employer for clarification before pricing work proceeds.5. All drawings to be read in conjunction with other Camlins drawings and specification information as appropriate.6. Refer to relevant Engineer's and Architect's information as appropriate for confirmation of all engineering and architectural details.7. All works to be carried out in accordance with the latest British Standards and appropriate codes of practice as a minimum.

KEY

New Dolanog House, Severn Road,

Welshpool, Powys, SY21 7AR

01938 554886

www.camlins.com

N

Rev. Date Description Revised by Checked by

TibbaldsSouth Lambeth Estate, London

General Arrangement - Landscape Plan

Drawing Number

LL544-200-0001Revision

-Scale

1:500@A1Date

23.11.2017

Drawn by

IFChecked by

PSSStatus

Stage 3

Outline Application Boundary

Existing Tree to be Retained

Proposed Tree Planting

Bitumen Macadam (Reinstatement of Existing Carriageways where Affected by Works Only). Bitumen Macadam / Asphalt specification to match existing surfaces.

1800mm high, Timber Fence to Back Gardens

Indicative Play Equipment

Timber Garden Furniture

Vegetable Planting Beds and Tool Sheds

Precast Concrete Kerb (914mm lenght x 125mm height x 150mm width)

Ball court

Steel Tree Grille

Timber Pergola

Steel Bollards

30m20m10m0m

Scale 1:500

10m

In-situ Concrete Wall (300mm width x Height varies)

Detailed Phase 1 Application Boundary

215mm Thick Brick Walls and Railings arrangement. Brick wall 800mm high, Railings 1000mm high

Pebble Mulch 50mm to 70mm

Proposed levels where unchanged.Refer to Drg No. Drg No.LL544-200-0006.

Proposed levels where changed from existing, with existing levels shown in brackets. Refer to Drg No.LL544-200-0006.

4.67

(4.55)

4.76

INFORMATION PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY. FINAL DETAILS TO BE PROVIDED WITH FUTURE RESERVED MATTERS APPLICATION.

congestion, and it was agreed that the width should be retained by the bus stop. The proposed changes to the frontage of 124 Clapham Road were welcomed by TfL as this creates an improved relationship with the public footway.

The masterplan creates a landscaped solution which addresses the front garden boundaries to theterraced houses to the south, the bus stop, the pedestrian movement and the proposed remodelled extension to 124 Clapham Road, the new Community Hub (refer to Area 2). The design has considered the pedestrian wayfinding for residents and the wider neighbourhood, and how this strip of land can deliver so much more to the local community than the curent situation.

Delivery ImpactsTo exclude this section of TfL land from the Road from the masterplan would be a missed opportunity for the wider neighbourhood. It is not creating more homes but it does have an amenity value and benefit along Clapham Road and as such is integral to the overall South Lambeth Estate development.

MASTERPLAN OF PROPOSED LANDSCAPE ALONG CLAPHAM ROAD WITHIN TFL LAND


Conclusion

In summary, failure to incorporate these three sites into the proposed CPO will negatively impact upon the urban design intentions, phasing, and delivery of the masterplan which has been granted a planning resolution under planning application 17/05993/OUT.

We strongly recommend that the CPO process for the sites identified in this analysis should be progressed to allow the parcels on which they sit to be developed in a manner consistent with the agreed masterplan and vision for Lambeth, in a way which does not impinge upon the overall programme of delivery.

Diespeker Wharf 38 Graham Street London N1 8JXT 020 7336 7777 [email protected]@ptearchitectswww.pollardthomasedwards.co.uk

Architectof the YearAwards 2017Winner of the HousingArchitect of the Year

Winner 2018Sustainable Practice of the Year

South Lambeth Estate CPO Report October 2018 8 - … · D. Rear of Phoenix and garages fronting...

Documents

Transcript of South Lambeth Estate CPO Report October 2018 8 - … · D. Rear of Phoenix and garages fronting...