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Stop The Blocks
Community Action Group

Stop The Blocks Community Action Group Stop The Blocks Community Action Group Stop The Blocks Community Action Group

Stop The Blocks
Community Action Group

Stop The Blocks Community Action Group Stop The Blocks Community Action Group Stop The Blocks Community Action Group
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last chance to comment

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Consultation closes at midnight on Monday 27 March 2023

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make your voice heard

Lodge your comments on the latest changes by midnight on 

Monday 27th March 2023

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LODGE your comments directly with lambeth PLanning now

CLICK HERE

CURRENT

CURRENT

CURRENT

View from George Mathers Road to Grade II listed Water Tower before construction of a proposed 14-storey private tower block

(from page 162 of 271 of THVIA)

AFTER

CURRENT

CURRENT

View from George Mathers Road to Grade II listed Water Tower after construction of a proposed 14-storey private tower block

(from page 165 of 271 of THVIA)

CURRENT

CURRENT

CURRENT

Dugard Way-Existing View 

(from page 152 of 271 of THVIA)

AFTER

CURRENT

CURRENT

Dugard Way-Proposed View

View after construction of a proposed 14-storey tower block (from page 155 of 271 of THVIA)

last chance to comment

KENNINGTON STAGE-Woodlands Nursing Home 1 Dugard Way London LONDON SE11 4TH 


THE DEVELOPER IS SEEKING PLANNING PERMISSION IN THE NEXT COUPLE OF MONTHS COMMENT ON THIS LIVE PLANNING APPLICATION BEFORE LAMBETH COUNCIL DECIDE  THE APPLICATION


Developer Lifestory has submitted a revised planning application for 126 flats across bulky blocks between 3 and 14 storeys on the former Woodlands Nursing home site in Kennington.

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 up to 14 storeys (47m tall), 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 126 residential units comprising 14 x studio, 53 x 1-bed, 50 x 2-bed, 7 x 3-bed units. Of these 126 units; 109 will be private market (87% of the units) and just 13% will be "affordable" comprising  of 11 rental units and 6 intermediate (shared ownership) units.
  • Vehicular access via Renfrew Road and refuse vehicles exiting onto Dante Road and Brook Drive.

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 PLANNING APPLICATION before Lambeth Council decide the application. 

COMMENT NOW TO HAVE YOUR SAY

Lodge your comments with Lambeth NOW

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 3 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 https://stoptheblocks.org/contact-list) 

REMEMBER

 Please make sure you quote Application Ref No: 21/04356/FUL 

PREVIOUSLY...

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. 

PREVIOUS 2021 VERSION-NOW REVISED

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

Lodge your comments with Lambeth NOW

news

3D View of the Proposed 29-storey tower block and 4 storey mansion block

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.    

EVENTS

Tuesday 4th October 2022

Public Meeting

7pm

-

8:40pm

Make your comments online to the Planning Inspectorate

Event Details

Tuesday 4th October 2022

Public Meeting

Public Meeting-Tuesday 4th October 2022-7pm-8:40pm

To discuss current redevelopment proposals for former Woodlands Nursing home site on Dugar...

Event Details

7pm

-

8:40pm

Make your comments online to the Planning Inspectorate

Tuesday 17 November 2020

7 Day Public Inquiry due to commence

All day

Make your comments online to the Planning Inspectorate

Tuesday 17 November 2020

7 Day Public Inquiry due to commence

All day

Make your comments online to the Planning Inspectorate

Friday 26 June 2020

Deadline for your comments for the Public Inquiry

All day

Make your comments online to the Planning Inspectorate

Friday 26 June 2020

Deadline for your comments for the Public Inquiry

All day

Make your comments online to the Planning Inspectorate

1/10/2019

Public Consultation on the former Woodlands Nursing Home Redevelopment

9am

-

5pm

 Go Online: search for Application Number 19/02696/FUL online at planning.lambeth.gov.uk/online-applications and leave your comments

Event Details

1/10/2019

Public Consultation on the former Woodlands Nursing Home Redevelopment

  

1. Object to the planning application by Email: send your objection comments to: planning@lambeth.gov.uk

2. Go Online: search for Applicati...

Event Details

9am

-

5pm

 Go Online: search for Application Number 19/02696/FUL online at planning.lambeth.gov.uk/online-applications and leave your comments

14/09/2019

DROP-IN GARAGE EVENT AT TOP 5 GRAND DESIGNS GRADE II LISTED WATER TOWER

12pm

-

4pm

The Water Tower, 6 George Mathers Road, London, SE11 4RU

Event Details

14/09/2019

DROP-IN GARAGE EVENT AT TOP 5 GRAND DESIGNS GRADE II LISTED WATER TOWER

Come to the Drop-in Garage Event at the Top 5 Grand Designs Grade II Listed Water Tower on Saturday 14 September 2019 from 12pm - 4pm. 

12pm

-

4pm

The Water Tower, 6 George Mathers Road, London, SE11 4RU

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