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
4 Pollard Thomas Edwards
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.
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
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
5South Lambeth Estate October 2018
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
ALBERT SQUARE ALBERT AVENUE
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
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
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
6 Pollard Thomas Edwards
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
CORED-1Cycle Store/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
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
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
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
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
7South Lambeth Estate October 2018
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
8 Pollard Thomas Edwards
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.
9South Lambeth Estate October 2018
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
10 Pollard Thomas Edwards
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
11South Lambeth Estate October 2018
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
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OVAL PLACE
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90
122
Holland R
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68
16
CLA
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27
2
24
37
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6
13 to 15
119
House
to
5
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Melc
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ouse
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101
112
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89
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176
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100
155
20
116
Mary D
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88
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11
9
10
10
172
House
166
115
24
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STREET
127
(RO
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9
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CLO
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176
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ALB
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CLA
PH
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Palfry
Pla
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Form
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Phoenix
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Santa
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BU
S S
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BU
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BUS STOP
BU
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BU
S LA
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LO
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BA
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LO
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BA
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LO
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BA
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RSET R
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Bus S
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Phone B
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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
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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
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D2
D3
E1
E2
F
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B3
B4
B1
C
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D2
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F
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Wim
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VillageLOADING BAY
LOADING BAY
CAR CLUB
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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
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4B6PB.0.3.2
3B5PB.0.2.7
2B4PB.0.2.2
3B5PB.0.2.5
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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
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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
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tore/
Refuse
CO
REE
-2
Tank
Plant
KIB
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STR
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CO
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TR
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.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
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RefuseC
hute
FG
Wim
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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
12 Pollard Thomas Edwards
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