Jewson and The Wooden Spoon House on Kennington Lane and Dugard Way
(6-12 Kennington Lane and Wooden Spoon House, 5 Dugard Way SE11)
Lambeth Council want your views on their Site Allocations Development Plan Document Proposed Submission Version (SADPD PSV). The document contains a proposed policy for the redevelopment of 6-12 Kennington Lane and Wooden Spoon House, 5 Dugard Way SE11 as one amongst thirteen in Lambeth Borough for being suitable for significant redevelopment.
Close date:Friday, 3 May 2024 at 5.00pm
Lambeth Council believe's that the site can sustainably and viably support:
Key Issues
Lambeth Council's proposed plans for this site fails on three out of the four tests of soundness that will be scrutinised by the Planning Inspectorate on behalf of the government.
The plans fail the test in that the plans are:
1) Not Justified- they are not an appropriate strategy, they have not taken into account the reasonable alternatives and they are not based on proportionate evidence.
2) Not Effective
In terms of being deliverable over the plan period, and based on effective joint working on cross-boundary strategic matters that have been dealt with rather than deferred, as evidenced by the statement of common ground; and
3) Not Consistent with national policy- they do not enable the delivery of sustainable development in accordance with the policies in the National Planning Policy Framework and other statements of national planning policy, where relevant.
Summary
You can find a summary of the community concerns and here
We are asking if you could please respond to Lambeth Council through their public survey which can be found here.
Close date:Friday, 3 May 2024 at 5.00pm
Proportionate and balanced Redevelopment
Whilst we are fully aware and understand the issues of the lack of housing supply, any proposed development has to balance what can realistically be developed on the site for the benefit of all in the community, new and existing residents.
The impact of the tall tower proposed for the site will have a detrimental impact on the daylight and sunlight needed by residents in the surrounding area. It will also affect many of the nearby heritage assets and conservation area.
We believe that sufficient public benefits without the significant harms can be achieved by a mid-rise development on the site without the tall tower. The 7 storey 130 Newington Butts development (next to Jewson) and the 6 storey Knights Walk development (Eliza Cook House) both have a similar number of units per hectare but neither scheme needed tall towers.
Local Councillor's
Please also consider contacting the Kennington ward local councillors here:
Councillor David Amos damos@lambeth.gov.uk
Councillor Liam Daley LADaley@lambeth.gov.ukCouncillor
Jacqui Dyer jdyer3@lambeth.gov.uk
And our MP Florence Eshalomi florence.eshalomi.mp@parliament.uk
Full contact details including Southwark and St George's Ward elected officials can be found here
Government appointed Planning Inspector
All representations received by Lambeth Council will be shared with the Government appointed Planning Inspector who in due course will undertake the examination of all of the proposed sites redevelopment policies. You can find further information on the proposed policy on Lambeth Council's website here
This is likely to be the last opportunity to influence this policy before it is adopted and comes into effect.
Please note this is not a planning application by a developer, however it is important as you may recall there was a large redevelopment proposed for the site a few years ago.
You can have your say by completing the online survey here.
Close date:Friday, 3 May 2024 at 5.00pm
You can also submit comments to Lambeth by:
email at sadpd@lambeth.gov.uk
Or post at
London Borough of Lambeth
Planning Policy and Place Shaping
P.O. Box 80771
London, SW2 9QQ
In accordance with the National Planning Policy Framework (NPPF), paragraph 35, plans are required to be:
(a) Positively prepared – providing a strategy which, as a minimum, seeks to meet the area’s objectively assessed needs 19 ; and is informed by agreements with other authorities, so that unmet need from neighbouring areas is accommodated where it is practical to do so and is consistent with achieving sustainable development;
(b) Justified – an appropriate strategy, taking into account the reasonable alternatives, and based on proportionate evidence;
(c) Effective – deliverable over the plan period, and based on effective joint working on cross-boundary strategic matters that have been dealt with rather than deferred, as evidenced by the statement of common ground; and
(d) Consistent with national policy – enabling the delivery of sustainable development in accordance with the policies in this Framework and other statements of national planning policy, where relevant.
We are not opposed to a proportionate, community backed and balanced redevelopment of the site occupied Jewson and the Wooden Spoon House on Kennington Lane and Dugard Way in Kennington.
However the current proposed plans fail the tests of soundness on three (not justified, effective and consistent) out of the four tests. The reasons to object to the current Lambeth redevelopment plan stem from not meeting three of the four tests set out above and we have summarised them below.
We would urge Lambeth Council and their policy team to re-examine their plans and ensure that a more sound and proportionate plan for the site may evolve.
1) Inappropriate design, layout and density adversely affecting residential amenity
2) Detrimental impact on heritage assets and conservation area
Harmful impact on setting of heritage including the Renfrew Road Conservation Area, Grade II Old Fire Station and Old Court House (Jamyang Buddhist Centre) which would be negatively impacted by a tower
3) Impact on surrounding Kennington area
The redevelopment proposal is not consistent with the prevailing height and form of neighbouring properties. The alternatives exemplified on recently developed neighbouring sites have not been considered as part of this assessment and the proposals are not consistent with what Lambeth has previously approved and been developed.
Lambeth Council's Redevelopment plan (Test d of soundness) requires it to be:
Consistent with national policy – enabling the delivery of sustainable development in accordance with the policies in this Framework and other statements of national planning policy, where relevant.
The National Planning Policy Framework (NPPF) requires local plan policy to enable the delivery of sustainable development in accordance with the policies in the NPPF and other statements of national planning policy, where relevant.
Chapter 11 of the NPPF “11. Making effective use of land” requires that “Planning policies and decisions should promote an effective use of land in meeting the need for homes and other uses, while safeguarding and improving the environment and ensuring safe and healthy living conditions” (paragraph 123).
In paragraph 124, the NPPF states, inter alia, “Planning policies and decisions should… (e) support opportunities to use the airspace above existing residential and commercial premises for new homes. In particular, they should allow upward extensions where the development would be consistent with the prevailing height and form of neighbouring properties and the overall street scene,…”.
The redevelopment proposal is not consistent with the prevailing height and form of neighbouring properties. The alternatives exemplified on recently developed neighbouring sites have not been considered as part of this assessment and the proposals are not consistent with what Lambeth has previously approved and been developed.
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