WELCOME Thank you for attending Anthology s final public exhibition on the emerging plans for Kennington Stage. Since the second consultation in October 2018, which asked your views on the preferred approach, Anthology has continued to develop their plans through discussions with Lambeth Council and with local residents. Today provides a further opportunity to give us your views on the proposals, before a planning application is submitted in the coming weeks. Anthology will continue to engage throughout this process and Lambeth Council will seek your views separately on the plans once an application has been submitted. TIMESCALES ANTHOLOGY S COMMITMENTS Retain and support the Cinema Museum Anthology is in discussion with the Cinema Museum about supporting longterm ownership to open up opportunities for funding and deliver greater certainty. Maximise the site s potential to deliver new housing for Lambeth Submission Late April/ early May 2019 Targeted Determination Autumn 2019 Demolition Late 2019 Commence construction (pending planning approval) Early 2020 Completion (pending planning approval) Summer 2022 Deliver 50% on site affordable housing Improve pedestrian links and an enhanced public realm that can be enjoyed by the community
THE SITE/CONTEXT The site sits in close proximity to four separate policy designations: The Central Activities Zone (CAZ), Elephant and Castle Opportunity Area, Elephant and Castle Major Centre and Renfrew Road Conservation Area. Anthology must bring forward proposals which appropriately relate to this context. Anthology must also be mindful that there has been a significant change in planning policy across London in order to deliver the new homes that the Capital needs. Lambeth Council must look to complete at least 1,589 homes per year, over the next ten years to keep up with demand. It is suggested that to make this growth sustainable, the potential of sites that are brownfield and well connected to public transport should be optimised. Density in Lambeth s Local Plan is informed by guidelines relating to accessibility to public transport. According to Transport for London, the site has the highest possible rating in this regard and is also adjacent to the CAZ and the Elephant and Castle Major Centre. Therefore, this is a significant site for the delivery of housing. Anthology is proposing a tall building on this site. This will be assessed on the basis of: Impact on strategic or local views and heritage assets; Design excellence (in terms of form, silhouette detailing and materials); Positive contribution to the townscape and skyline either individually to form a distinctive landmark or as a contribution to a group; Impact on its surroundings (microclimate, glare, access, servicing etc); and impact on residential amenity to ensure that appropriate standards are met.
CONSULTATION Site layout Development Response to the Existing Context The eastern side of the taller building has been aligned with the western edge of the original Water Tower building; this matches the alignment of the Bellway building to the south and increases the distance from the existing properties to the east. The southern edge of the new building has been aligned with the building line of the existing development; maximising views from existing properties and increasing the distance from the Water Tower. The lower block has been moved further away from the adjacent properties. PERIMETER BUILDING/ RENFREW ROAD N m* 6.5 * 0m 20. A Water Tower frew d Roa 18m B 5m 14. Ren Concern was raised over the proximity of the lower building (Block A) in terms of overlooking adjacent neighbours. The building has been moved further away from the boundary creating new rear courtyard gardens 6-7m deep. The fourth storey has also been stepped back and is east-facing only to better mirror heights on Renfrew Road. 21m Cinema Museum frew Ren Cinema Museum d Roa ay rd W a Dug B Previous Building Location A Standard Grey RJ Logo Woodlands & The Masters House Pre-Application Meeting 4 LOCATION OF TALL BUILDING/ WATER TOWER AND GEORGE MATHERS ROAD The eastern side of the taller building (Block B) has been aligned with the western edge of the original Water Tower building and increases the distance from Bolton House to the east. View of Water Tower before building realignment View of Water Tower after building realignment The southern edge of Block B has been aligned with 8 George Mathers Road to minimise the impact on the views from existing properties and increasing the distance from the Water Tower. PEDESTRIAN ACCESS, CASTLEBROOK CLOSE Initial design proposals included a new pedestrian and cycle access to and from the site via Castlebrook Close. Following consultation with residents, concern was raised about this access being used by taxi drivers, for deliveries and an increase in cyclists and pedestrians creating issues for residents. In response to these concerns the proposals have been amended to omit any new access to Castlebrook Close. 24
CONSULTATION It is Anthology s priority to engage meaningfully with the community and amend the proposals where possible. Changes that have been made to the plans as a result of previous consultations are as follows. CENTRAL ENTERTAINMENT SPACE In discussion with the residents of the Water Tower and the surrounding properties, concern was raised over proposed central entertainment space known as The Stage. Following review, the entertainment space and stage have been removed and replaced with a landscaped pedestrian square with planting and seating. BOUNDARY BETWEEN THE SITE & THE WATER TOWER DEVELOPMENT The previous landscape masterplan proposed that the boundary fence between the site and the Water Tower Development be removed to increase public space and allow pedestrian access between the developments. The Water Tower Residents Association did not see the benefit of increased pedestrian access and it has been agreed that a physical boundary will be retained. REFUSE STORE ADJACENT TO BROOK DRIVE Residents in Brook Drive raised concern over the proposed positioning and design of the main refuse storage area given its location to the boundary and rear of the adjacent property. The main refuse store has been relocated to be within Block A. This location means that the refuse vehicle will take a similar route to the existing conditions on site.
THE PROPOSALS KEY DELIVERABLES SITE LAYOUT 258 homes 50% on site affordable housing including affordable rent and shared ownership Block A Block B New pedestrian links and public landscaping Retained and enhanced setting for the Cinema Museum Block A 3 storeys with a recessed 4th storey Block B 29 storeys Car-free development with 419 cycle spaces Ground floor plan
DESIGN RATIONALE WHAT DESIGN OPTIONS HAVE BEEN DEVELOPED/ TESTED SINCE THE PREVIOUS CONSULTATION? A variety of initial options were presented at the last consultation; these can be categorised as: a) Mansion Blocks solution and b) Taller building with lower perimeter buildings. Following discussions with officers at Lambeth and the GLA, a taller central building was identified as the preferred approach. WHY IS THIS THE PREFERRED APPROACH? Mansion Block Development (6-7 Storeys) The Mansion Block solution has been developed further to test the impact on neighbours, quality of public realm, visual impact on the townscape and housing provision achieved Taller Central Building Proposed Option The principle of a taller central building with reduced perimeter buildings has been developed further to test the impact on neighbours, quality of public realm, visual impact on the townscape and housing provision achieved. PROS More low rise buildings Reduced long range visual impact CONS Proximity / height adjacent to all neighbouring properties Limited public realm Does not optimise site to deliver new homes PROS Improved pedestrian legibility Improved daylight/ sunlight on neighbours Improved daylight / sunlight within the site appropriate balance between optimising the development density and potential of the site whilst respecting the boundary conditions with neighbouring properties and heritage assets GLA report February 2019 CONS Perception of a taller building on the site
THE PROPOSALS HOW TALL? What appropriate height for a central building? To determine the appropriate height the design solutions need to be assessed against a number of tests and criteria as set out by the GLA. These can be summarised as Visual, Functional and Environmental. VISUAL FUNCTIONAL ENVIRONMENTAL The central taller building has been tested by Lambeth Council at a variety of heights and modelled using VUcity to test the visual impacts for long range, mid-range and immediate views in order to help to determine the optimum height. A full Heritage, Townscape and Visual Impact Assessment with be submitted with the application. How will the building be serviced, maintained and managed? Is there sufficient space at ground level for users and the public? Can the necessary amount of cycle and vehicle parking be provided within the development? On the basis of the daylight, sunlight and overshadowing analysis undertaken our specialist consultants have concluded that a tall building solution performs significantly better than a lower rise mansion block scheme, especially when considering some of the neighbouring properties surrounding the site. The proposed scheme, whilst notably taller, allows for greater daylight and sunlight permeability around the site and a more sensitive boundary relationship with the majority of existing neighbours. View from Imperial War Museum
THE PROPOSALS THE BUILDINGS The design concept for low rise buildings will be a contemporary interpretation of the Victorian brick buildings that once occupied the site, reflecting the historic context and improving the setting of the existing heritage assets. BLOCK A Contains the affordable rent homes for the proposal. The typical floor plate has eight apartments arranged around a single core with 50% of the homes being dual aspect and zero north facing single aspect. The building has an east to west orientation, meaning all of the homes will receive direct sunlight. As larger family homes are favoured over smaller occupancy apartments for affordable housing, the typical floor plan consists of five 2-bedroom apartments and three 3-bedroom apartments. The larger 3-bedroom apartments have been located on the corners, are all dual aspect to maximise daylight and are generally orientated to look into the development over the landscaped areas. BLOCK B (TALLER BUILDING) The taller building will form a central focus to the new and existing developments, acting as a marker to put the cinema museum on the map. The design takes inspiration from hanging film reels, paying homage to the rich history of cinematography in the area. Block B will contain a mixture of intermediate and private accommodation with a typical floor plate of nine smaller occupancy apartments per floor. The building has been designed with the longer façades facing east and west to maximise sunlight and the shape of the floor plate allows for 6 of the homes to be dual aspect, without any single aspect north facing. The typical floor is comprised of two 2-bedroom apartments, six 1-bedroom apartments and 1 studio apartment. The 2 bedroom homes are located on the corners maximising dual aspect daylight and capturing the views to the city. Two of the three single aspect apartments are 1-bedroom that face almost directly east or west and the remaining single aspect home is a south facing studio.
THE PROPOSALS LANDSCAPING The landscaping has been designed to deliver a new clear pedestrian route through the site providing a direct link from Elephant & Castle to the Cinema Museum.
CONSTRUCTION CONSTRUCTION The anticipated construction programme for the project is 27 months with, subject to planning approval, commencement of works to take place in early 2020. On this basis, scheme completion is due to take place in Summer 2022. The Council will impose restricted working hours on the construction process and a full logistics plan will be prepared by a specialist contractor to minimise local disruption. All opportunities to employ off-site construction techniques are being investigated to limit vehicle movements and onsite activity. SERVICING AND PARKING Restricted to the north and south access points providing parking for Blue Badge holders only. Collection of refuse from these points and access to plant for maintenance. TECHNICAL ASSESSMENTS A full suite of other technical assessments which assess microclimate, daylight/ sunlight, privacy and overshadowing will be submitted with the application and will be publicly available. A full Construction Environmental Management Plan will also be submitted with the planning application to demonstrate to Lambeth Council that will cover health & safety, construction methodology, traffic management and environmental controls. We will be looking to work closely with Lambeth Council and other related bodies to maximise employment opportunities for local residents.
BENEFITS High quality building marker for the area and the Cinema Museum which is respectful of the surrounding context and makes references to its surroundings. Delivery of new market and affordable homes - 28,000 people are currently on Lambeth Council s housing waiting list, which goes up roughly 3,000 every year. At present, the borough only has the capacity to accommodate 1,000 households per year. Delivering 50% on site affordable housing will help Lambeth house local people in the Borough. New pedestrian and cycle links New landscaped routes through the site will not only improve the links to amenities in the wider area (tube stations, shops, bus routes) but help showcase the position of the Cinema Museum by making it clearer and easy to access. New landscaped areas Anthology is designing new community landscaped areas that can be used by the Cinema Museum and new residents. Invest in the local area Anthology s proposals will generate contributions to both Lambeth Council and the GLA to improve local infrastructure (transport links, schools, doctor s surgeries etc.) WE WANT TO HEAR FROM YOU Anthology are interested to hear the final comments from the local residents on the proposals so please get in touch via the details below if you have any comments. T: 0800 170 7270 E: sarah.wardle@becg.com
CGIs View from Dante Road View from pedestrian square