Stop the Blocks in Kennington
MAKE YOUR VOICE HEARD
Public CONSULTATION still open for comments
Woodlands Nursing Home 1 Dugard Way London LONDON SE11 4TH
There is an open public consultation on the revised planning proposals called "Kennington Stage" which were submitted by the Lifestory Group and for which they are seeking planning permission. The Kennington Stage public consultation is being hosted and managed by Lambeth Planning Authority.
There is short amount of time for the public to make their comments. Full details of the planning application and a feedback/comments form can be found here
The Kennington Stage proposals are for the:
- Demolition of the former care home;
- Redevelopment of the former Woodlands site retaining the Masters House and associated ancillary buildings;
- Construction and siting on the site of a central residential block ranging in height from five to 14 storeys (45m tall), and peripheral development of part 3, part 4 storeys, to provide residential units, together with servicing, disabled parking, cycle parking, landscaping, new public realm, a new vehicular and pedestrian access, and associated works.
- Development to include 155 residential units comprising 5 x studio, 91 x 1-bed, 47 x 2-bed, 12 x 3-bed units. Of these 155 units;102 will be private market, 24 units will be intermediate and 29 units will be low cost rent.
- Access from Dugard Way off Renfrew Road and Dante Road
The developer has provided a leaflet to summarise their planning application
OUR CONCERNS
The "Kennington Stage" proposal is overbearing and its massing, scale and the poor design of the development is not appropriate for a small constrained site in an urban low-rise part of Kennington.
If approved it will set a precedent for more similar and taller buildings across Kennington
We want a lower density development that would protect the significance of the listed buildings, Conservation Areas and respect the prevailing building heights, density and massing of the surrounding residential properties.
An example of a more sensitive and proportionate development, a mixed and balanced community is already evident and it is possible as demonstrated by the Bellway/Water Tower Estate Development which is adjacent to the "Kennington Stage" proposal site.
PLEASE ACT NOW!
There is a short window to comment on this LIVE PLANNINGG APPLICATION before Lambeth Council decide the application.
COMMENT NOW TO HAVE YOUR SAY
REASONS to object
Information
1) Inappropriate design, layout and density adversely affecting residential amenity
- Height and bulk of proposed buildings would overshadow existing homes, blocking daylight and sunlight in breach of BRE guidance
- Noise and privacy issues from windows, balconies and terraces close to and overlooking existing residents
- Poor quality amenity and play space with limited sunlight, squeezed in around buildings and busy routes through the site
- Delivery and servicing access and parking inadequate for size of development
2) Detrimental impact on heritage assets and conservation areas
- Large bulky buildings between 4 and 14 storeys would have a detrimental impact on Brook Drive, Renfrew Road, Elliot’s Row, Walcot Square, St. Mary’s Gardens and West Square Conservation Areas
- Detrimental impact on setting of heritage assets: the Grade II Listed Water Tower and Cinema Museum building would be negatively impacted next to a 14-storey tower
3) Impact on surrounding Kennington area
- Tall and bulky design does not respond to character of low-rise surrounding area which is outside of the Elephant and Castle tall buildings cluster.
- Sets precedent for more tall buildings across Kennington.
4) The current planning application does not address all of the six issues that the Planning Inspector raised with the previous proposal at the site and are a material consideration for this planning application
how to object
online
Go to https://planning.lambeth.gov.uk/online-applications/
Search for 21/04356/FUL, click ‘comments’ then ‘make a comment’
post
Write to: Lambeth Planning, PO Box 734, Winchester, SO23 5DG
Also, contact your local councillor and MP (see www.stoptheblocks.org)
CONTACT YOUR LOCAL ELECTED REPRESENTATIVE (s)
Also, contact your local councillor and MP (see www.stoptheblocks.org)
REMEMBER
Please make sure you quote Application Ref No: 21/04356/FUL
bACKGROUND
Anthology (now called the Lifestory Group) originally submitted a planning application to build a 258 unit development including a 29 storey tower block in a low rise residential area of Kennington.
Their tower block was expected to be 98.25m (322 ft) tall. For comparisons , Big Ben is 96m tall (315 feet).
On 7 January 2021, the Planning Inspectorate dismissed Anthology/Lifestory Group's appeal to put 258 units on a 0.7ha back-land site in Kennington, South London. You can find the full details of the determination here
The overbearing scale of this massive development was not appropriate for a small constrained site in an urban low-rise area. If this tower block was given the go ahead it could have given the green light to similar schemes all over Kennington and will radically change Kennington, Lambeth and Vauxhall neighbourhoods for generations.
Stop the Blocks Community Action Group comprises of concerned local residents, groups and associations who want the area to continue to grow and thrive, but we are seeking a more proportionate and sustainable development for all Londoners.
We want a lower density development that would protect the significance of the listed buildings, Conservation Areas and respect the prevailing building heights, density and massing of the surrounding residential properties.
The ORIGINAL "Kennington STAGE" SCHEME
In July 2019 the developer (Anthology/Lifestory Group) submitted proposals to build a 258-unit development including a 29-storey tower block on the former Woodlands Nursing home site (off Dugard Way in Kennington). If this scheme went ahead, you will see more blocks being built in the area bordered by Kennington Lane, Kennington Road and St Georges Road.
The 29 storey tower was expected to be 98.25m (322 ft) tall. For comparisons , Big Ben is 96m tall (315 feet).
In March 2020, the developer demanded a public inquiry to determine their planning application which was completed over ten days from November to December 2020. Two of the key pillars to the proposals were planning and design.
1) Planning
The developer submitted a number of documents to support the planning matters relevant to their proposal and the appeal at the public inquiry, you can find the main document here and the appendices are below. For the public inquiry:
- Lambeth's main evidence on the planning matters can be found here and there is a summary here.
- Evidence on planning matters on behalf of Stop the Blocks Community Action Group can be found here.
2)Design
Anthology/Lifestory Group developed brochures for the public inquiry to showcase their development plans. Please note that due to the large size of these particular brochures we have had to host the files externally. You cannot view the files on your device without downloading these files onto your computer. The information available includes:
- A brochure developed specifically for the public inquiry which can be downloaded here.
- Details on the context, key design principles and detailed descriptions of the proposals that will be put forward to the public inquiry which can be downloaded here
You can see a summary and more details of the planning application with Lambeth Planning here.
Public Inquiry
Anthology/Lifestory Group (The developer and appellant)
Anthology/Lifestory Group submitted an appeal to the planning inspectorate on 13 March 2020 to have a public inquiry in order to secure permission for their proposed development scheme for the former Woodlands nursing home site.
Anthology/Lifestory Group submitted over fifty documents to achieve that aim. Unfortunately, due to the size and complexity of those files we are unable to host them on our website. However, Lambeth Planning Authority hosted the core documents in an online library which can be found here
Lambeth Planning Authority (Lambeth)
Lambeth produced nine documents which were either main proofs of their evidence for the inquiry, a summary of that evidence and a supporting document containing diagrams/figures.
You can see:
- The main evidence regarding the planning issues here and there is a summary of that evidence here
- Lambeth's concerns regarding the unit size (i.e.one bed, two bed and lack of three bed accommodation) here and there is a summary of that evidence here.
- The proof of evidence with regards to Lambeth's concerns on design, townscape impact, effect on heritage assets (including listed buildings conservation areas), protected views, poor quality communal and play space amenity can be found here, with a summary here. There are also some interesting diagrams and figures which illustrate the potential visual impact of the proposed scheme which can be viewed here.
- Finally, Lambeth has submitted proofs of evidence in relation to the potential adverse impact on existing residential homes in terms of loss of daylight to rooms and sunlight into gardens. They have also raised concerns regarding the inadequate amenity of the scheme for future occupiers of the development. You can see the main information here and a summary is available here.
Please note that the documents mentioned above are also hosted on Lambeth's planning portal here. Even though these documents on the portal are noted as "redacted" Lambeth has advised us that there are no differences in the versions of those documents you are accessing here and those hosted by Lambeth.
Stop the Blocks Community Action Group (StB)
Stop the Blocks Community Action Group also commissioned a review of the proposed scheme with the view to putting forward a proof of evidence of the issues on behalf of the group, you can view that information here.
Disclaimer
Please note Stop the Blocks Community Action Group takes no responsibility for the contents or accuracy of planning documents or photo images produced by other organisations. We recommend that in the first instance you go to the planning applications database here to find the latest version submitted by the planning applicant and Lambeth Planning.