Document Index Section 1 Site location map Section 2 Application Summary Section 3 Officer report Section 4 Decision notice detail Section 5 Appendices Stakeholders Planning Case Officer Mr Andrew Mulindwa Applicant Fairway Partnership Agent. Granit Chartered

Architects112 Battersea Business Centre Lavender Hill London SW11 5QL

Application Reference 07/04089/FUL Document Information Version 1.1 Date Report approved 6 February 2008 Author Mr Andrew Mulindwa Tel 020 7926 1214 Email almulindwa@lambeth.gov.uk Lambeth Planning Telephone 020 7926 1180 Phoenix House Facsimile 020 7926 1171 10 Wandsworth Road, www.lambeth.gov.uk/planning London lambethplanning@lambeth.gov.uk SW8 2LL

Officer Update Report For Planning Committee

Section 1 – Site Location Map

Section 2 – Application Summary

Location 9 Becmead Avenue London SW16 1UN

Ward St Leonards

Proposal Application Conversion of existing single dwellinghouse into 6 self-contained flats (2 x 3 bedroom, 2 x 2 bedroom and 2 x 1 bedrooms units) involving excavation and enlargement of existing basement and installation of front and side light-wells, railings and the erection of lower ground and ground floor 2 storey rear extension together with a loft conversion including the erection of a side dormer and installation of 1 front rooflight and 3 rear rooflights. Installation of new windows to the front, side and rear elevations at basement and ground floor levels, removal of a rear window and formation of new entrances on the Ockley Road frontage.

Applicant Fairway Partnership

Agent Granit Chartered Architects 112 Battersea Business CentreLavender HillLondonSW11 5QL

Date valid 25 October 2007

Case Officer Mr Andrew Mulindwa

Application Reference 07/04089/FUL

Recommendation(s) GRANT CONDITIONAL PLANNING PERMISSION SUBJECT TO S106 AGREEMENT

Constraints

Advert Publication Date

Site Notice posted on 31st October 2007

FILE URL: <\\comp-nlb-3a\Uniform\Uniform7\home\DCDraftReports\07-04089.rtf> Section 3 – Officer Report 3.1 Summary of Main Issues 3.1.1 The main material planning issues raised by this proposal are:

• Principle of conversion of the existing dwellinghouse;

• Dwelling mix;

• Number of units and Standard of accommodation

• Design of the proposed extension;

• Impact on visual and residential amenity;

• Transport implications of the proposal and;

• Planning obligations.

3.1.2 The proposed extension and conversion of the dwellinghouse to provide 6 self-contained flats overcomes the Council’s previous reasons for refusal on townscape and parking stress and highway safety grounds.

3.1.3 The principle of conversion of the existing dwellinghouse is not contested as the property

is of size that meets the Council’s policy criteria for flat conversions. The number and mix of units, which includes family size units with access to private amenity space is consistent with the Council’s broad policy objective of creating balanced and sustainable communities through housing policy.

3.1.4 The standard of the accommodation proposed meets and/or exceeds the emerging

standards contained in the draft Supplementary Planning Document for housing development and house conversions. The scheme would provide a satisfactory standard of accommodation for future residents without causing detriment to the living conditions of neighbouring residents.

3.1.5 The extension is subordinate in height, size and massing to the host building and, is in

keeping with its character and appearance. The proposal, which includes elevational alterations and extension of the basement with lightwells would introduce a new frontage on Ockley Avenue without detracting from the appearance of the streetscene.

3.1.6 The proposal would not have an adverse impact on the amenity of neighbouring

residents by reason of loss of privacy, sunlight or outlook, nor would the extension create an undue sense of enclosure for existing and/or future occupiers.

3.1.7 The financial contribution towards the introduction of car club bays in the area to be

secured in a s106 agreement, would mitigate potential parking and highway safety problems associated with the creation of additional dwellings on the site.

3.2 Site Description 3.2.1 The application relates to a three storey with basement semi-detached single-family

dwellinghouse, located to the northwest of the junction of Becmead Avenue and Ockley Road. The property has a two storey ground and first floor bay window on the Becmead Avenue frontage with a hipped gable roof feature, containing a window to roof level accommodation. There is a single storey addition adjacent to a raised deck and a dormer window to the rear, which appear to be part of the original building.

3.2.2 The property has been vacant since planning permission was refused in 2004 for a

proposal to erect a three storey rear/side extension and convert it into 9 flats. 3.2.3 Part of the original rear garden to the property, which previously contained a garage

building and several trees has been truncated and is now a separate planning unit. That

site now contains 2 semi-detached three-storey dwellinghouses fronting onto Ockley. These houses were not constructed in accordance with the planning permission granted in July 2004 and are the subject of enforcement proceedings (see details in the planning history section below).

3.2.4 The surrounding area is predominantly residential, characterised by properties of

different architectural style and periods in Ockley Road and mainly Edwardian semi-detached properties in Becmead Avenue. Properties in surrounding streets include single dwellinghouses, flat conversions and purpose built flats.

3.2.5 There is a mature Beech tree in the corner of the site, at the junction of Becmead

Avenue and Ockley Road, which is the under a Tree Preservation Order (TPO). The site has no specific designation under the Adopted Lambeth Unitary Development Plan is located over 50m away from the nearby Streatham Park and Garrad’s Road Conservation Area (CA12) and Streatham High Road & Streatham Hill Conservation Area (CA54). The building is not on the statutory register of listed buildings.

3.3 Details of Current Proposal 3.3.1 This application seeks planning permission for the erection of a two storey basement

and ground floor rear/side extension and a new side dormer window and the conversion of the extended building to provide 6 self-contained flats comprising 2 x3 bedroom, 2 x2 bedroom and 2 x1 bedroom units at basement, first, second and third floor levels.

3.3.2 The property has an existing basement level, which occupies the entire footprint of the

building and is used for storage with original roof level accommodation comprising the second storey. It is proposed to excavate and extend the existing basement and create new light-wells to the front and side elevations of the existing building. The basement of the extension would contain a one-bedroom flat and that of the existing building would contain a three-bedroom unit. A further set of one and three bedroom flats would be stacked above, at ground floor level. The two bedroom units would occupy each of the upper floors at first and second floor (roof) levels within the existing building. The proposal includes study rooms within the roof of the proposed extension and at mezzanine level within the apex of the pitched roof of the existing building.

3.3.3 New and/or replacement windows and new entrance doors are proposed in the flank

elevation of the existing building together with a side dormer window fronting onto Ockley Road. Some of the existing windows in this and the rear elevations would be blocked up. A new door with full width glazing would be formed in the rear elevation at basement level to provide access to part of the rear garden. The rest of the rear garden would be allocated to the one bedroom unit at basement level.

3.3.4 The 3 bedroom unit at ground floor level would have a similar elevational treatment at

the rear as the basement unit, with access to a terrace. The existing front door would be replaced and would provide access to the front garden. No external alterations would be made to the Becmead Avenue elevation. A new dormer window is proposed with the hipped roofslope facing onto Ockley Road. New rooflights would be formed in the rear, side and front roofslopes of the existing building.

3.3.5 The building would be access at street level from new entrance doors on the Ockley

Road frontage, located in the northweastern corner of the existing building where it adjoins the extension. Access to basement and upper floor units would be via a new series of stairs located within this part of the extended building.

3.3.6 The proposal includes new landscaping works involving planting of new trees along the

Ockley Road frontage and in the rear garden and retention of existing trees in the front garden. These proposals also include replacement boundary walls to Ockley Road and Becmead Avenue in the form of 1.8m high timber over brickwork and 1.1m high metal railings over brickwork fencing. Railings are proposed to the front and side light-wells.

3.3.7 It is also proposed to erect cycle and refuse storage buildings behind the 1.8m high wall on the Ockley Road frontage, on either side of the new entrance to the building.

3.3.8 The proposal has been amended during consideration on advice of officers with regards

to the layout of the units, the design of the extension, the size of the front lightwell and the elevational treatment to the Becmead Avenue frontage. In particular the roof to the extension has been proportionately pitched with a single apex and a dormer window has been introduced to add visual interest to the roof form. Habitable and non-habitable rooms and access stairs have been repositioned to prevent direct overlooking between units at the rear.

3.4 Summary of existing and proposed units

Residential proposals No of habitable rooms per unit

Residential Type 1 2 3 4 5 6 7 Tota

l Existing C3(Dwellinghou

se) 8 - - - - - - 8

Proposed

C3 (Flats) 4 2 4 2 3 3 - 20

3.5 Relevant Planning History 3.5.1 The history of the land to the rear of the application site, which was until recently part of

its rear garden, but is now an independent planning unit is included in this report for information only. Officers are of the opinion that the chequered history of that site should not prejudice the consideration of the current application on its own merits.

Land to Rear of 9 Becmead Avenue

3.5.2 The sub-division of large rear/return of corner gardens and their redevelopment to

provide additional housing is common in this part of Streatham and is acknowledged as a viable source of housing land under Policies 15 (b) and 35 (c) of the UDP.

3.5.3 On 15th July 2004 planning permission was granted for the following at the premises,

‘Erection of 2 semi-detached three storey dwellinghouses on land to the rear of 9 Becmead Avenue and provision of one forecourt car parking space’ (Ref:04/00704/FUL). This approval was consistent with previous consents in 1963 and 1973 when outline and full planning permission was granted for the erection of two semi-detached houses with garages.

3.5.3 On 22nd April 2005 a retrospective planning application was submitted to the LPA

proposing, ‘Retention of 2 semi-detached three storey dwellinghouses erected on land to the rear of 9 Becmead Avenue with forecourt parking space and associated boundary walls and landscaping.’ (Ref: 05/01272/FUL). The application was later refused on 29th June 2005.

3.5.4 On 22nd July 2006 the Council served an Enforcement Notice. The Notice require those

served to:

A. Demolish the 2 semi-detached 3-storey dwellinghouses and all ancillary works;

B. Reinstate the land as existed prior to the breach of planning control; C. Remove all resultant rubble and debris from the premises.

3.5.5 Two appeals were lodged by the owners of the site, Benjamin Developments (UK) Ltd,

to the Planning Inspectorate against the refusal of the planning permission (Ref. DC: 05/01272/FUL & ODPM Ref: APP/5660/A/05/1187824) and the subsequent Enforcement Notice (ODPM Ref: APP/N5660/C/ 052003691). A decision letter from the

planning inspectorate dated 13th March 2006 dismissed both appeals and upheld the Enforcement Notice. Accordingly the enforcement notice dated 22nd July 2005 came into effect and the deadline for compliance with the Enforcement notice expired on 9th September 2006.

3.5.6 Following non-compliance with the requirements of the enforcement notice, the owner of

the land was prosecuted, after a case being brought to the magistrates’ court by the LPA. On 23rd the defendant attended unrepresented on behalf of the company and pleaded guilty, following an initial decision to plead non-guilty. Although the bench was a little concerned regarding the severe nature of the enforcement action required under the notice they did not demur from their duty and fined the defendant, with costs.

3.5.7 Following this, the defendant stated that he would undertake the remedial works and

implement the planning permission granted on 15th July 2004. To date, no remedial works have commenced on site and it is the LPA intention to initiate a further prosecution as a result.

3.5.8 A search of the Land Registry has confirmed that whilst both 9 Becmead Avenue and

the land to the rear of it were, during consideration of the recent applications and the appeal, under the same ownership, No. 9 Becmead is now in new ownership. The new owner is the Fairway Partnership who is the applicant in the current application before the Council.

9 Becmead Avenue 3.5.9 In July 1962 planning permission was granted for the erection of a single storey garage

and lavatory extension to the side of 9 Becmead Avenue, fronting Ockley Road. 3.5.10 A proposal, submitted in October 2003, for erection of a three-storey extension and the

conversion of the existing dwellinghouse at 9 Becmead Avenue to provide a residential building comprising 9 self-contained flats, together with associated landscaping works and provision of 5 basement level car parking spaces was refused planning permission on in July 2004 (Ref. 03/02869). The reasons for refusal were stated as follows:

(i) The proposed three storey side and rear extension by reason of its scale, mass,

bulk, height, footprint and design, would fail to harmonise with original building and would constitute an over-dominant and incongruous form of development to the detriment of the appearance of this period property and the established streetscene in this part of Becmead Avenue.

(ii) The proposed development, by reason of its design, fenestration and proximity to

neighbouring properties, would result in unacceptable overlooking and an undue loss of privacy, in particular to No. 11 Becmead Avenue.

(iii) The proposed extension by reason of its size and plot coverage would constitute

an over-intensive development which would result in unacceptable loss of garden space and would detract from the open character of the area.

(iv) The proposed development is in an area where there is a high level of demand

for on-street parking, particularly during daytime and evening. The proposal, which would substantially increase the number of residential units on the site, would be likely to increase the demand for on-street car parking and exacerbate car-parking stress in the area to the detriment of the amenity of residents and highway safety.

3.5.11 An amended proposal to convert the property into 8 flats, including the erection of a

three-storey rear extension, was refused planning permission in August 2005 (04/03230/FUL). The reasons for refusal were stated as follows:

(i) The proposed three storey side and rear extension by reason of its scale, mass,

bulk, height and design, would fail to harmonise with original building and would

constitute a dominant and incongruous form of development to the detriment of the appearance of this period property and the established streetscene.

(ii) The proposed development is in an area where there is a high level of demand

for on-street parking, particularly during daytime and evening. In the absence of parking restrictions in the area and provision for off-street car parking, the proposed development would be likely to increase the demand for on-street car parking and exacerbate car-parking stress in the area to the detriment of the amenity of residents and highway safety.

3.5.12 In relation to the reason for refusal on parking grounds the decision notice included an

informative which stated that: “It is considered that the proposed application will add to localised congestion in the area, particularly during the evening period when parking stress levels are at their highest. However, it is considered that a financial contribution towards car club bays, and a guarantee of membership to a car club for each of the properties in the development, would help mitigate the adverse effects of the proposals”.

3.513 In July 2005 a Certificate of Lawful Development for a proposal to erect a single side and rear extension, along with associated alterations was granted (05/01232/LDCP). These works have not been implemented.

3.6 Consultations 3.6.1 Occupiers of 65 neighbouring properties considered most likely to be affected by the

proposed development were initially consulted by letter dated 26th October 2007. A site notice was posted in the vicinity of the site on 31st October 2007.

3.6.2 Further consultations with neighbours and amenity groups were undertaken on 16th

January for period of 21 days, following amendments to the scheme. No additional comments have been received in response to the re-consultation.

3.7 Statutory consultations 3.7.1 Not applicable to this application. 3.8 Local Groups 3.8.1 The Becmead Avenue Residents Association and the Streatham Society were

consulted. 3.8.2 The Becmead Avenue Residents Association raised no objection to the proposal. It

noted that the current scheme, compared to previous schemes, is the most sympathetic to the existing architecture and character on the frontage of Becmead venue. It expressed concern that any alterations to windows on the Becmead Avenue frontage should match the existing in size and proportion; that materials used in the extension should match the existing including brickwork and window frames; landscaping should include new planting and protection of existing trees to soften the impact of the extension on the streetscene and; if possible off-street parking should be provided.

3.8.3 A replacement door addressing Becmead has been retained in the amended scheme in

response to the comments by the Becmead Avenue Residents Association and details of materials and landscaping are reserved by condition.

3.8.4 The Streatham Society has not commented on this proposal. 3.9 Internal officer consultations

3.9.1 Transport and Highways, Conservation and Design and Street Care sections were consulted.

3.9.2 The scheme is supported by Transport and Highways officers subject to completion of a

s106 Agreement to fund the introduction of a car club in the vicinity of the site. The Heads of terms are outlined in the subsequent section on planning obligations.

3.9.3 Conservation and Design officers have been involved in prior and post application

discussions with the applicant’s architects and consider the scheme as amended to be consistent with advice given. They recommended that the detailed design of the refuse and cycle stores should be reserved by condition.

3.9.4 The Streetcare section made no comment on the scheme. 3.10 Adjoining occupiers 3.10.1 The occupiers of properties at 7, 9, 11 and 13 Ockley Road; 1-9 Emsworth Court, Ockley

Road; 1-23 (inclusive) Becmead Avenue and 2, 4 and 6 Steep Hill were consulted. 3.11 Summary of adjoining occupier consultation carried out Original proposal Revised proposal Number of letters sent 65 65 Number of responses received 7 0 Number of objections 6 0 Number of letters of support 0 0 Number of letters of observations 1 0 3.11.1 The 65 letters sent out neighbouring residents and amenity groups as part of publicity of

the proposal as originally submitted generated 6 letters of objection. One letter from the Chair of the Becmead Avenue Residents Associated commented as detailed at paragraph 3.8.2. There has been no further comment on the amended scheme. The following table is a summary of the objections raised and officers’ response to them.

Objections raised Officer response 1 Two storey extension will appear out

of character by reason of its scale, mass, bulk and design

Within the streetscene the extension would appear as one storey with a pitched roof rising to an apex below eaves level of the host building. The extension is subordinate in scale, bulk, massing and height to the existing building which is of a substantial size. The high pitched roof form is considered to be an appropriate design response to the flat roofed extension that has been approved and could be constructed under permitted development rights. The design has evolved from pre-application discussions with design and conservation officers having regard to the scale of the previously refsued proposal, the design, massing, height and form of the semi-detached houses approved on the site to the rear, the existing extension to No. 7 Becmead Avenue and the variety in scale and form of development elsewhere in Ockley Road. The proposal meets criteria for extension under Policy 36 (Extensions) and the draft SPD for

Residential Alterations and Extensions.

2 Loss of light/overshadowing Given the position of the extension at the northeastern corner of the building, adjacent to the highway in Ockley Road. There are no neighbouring properties that would suffer a loss of light or that would be overshadowed as a result of the proposed development. The building would only cast a shadow over the pavement in Ockley Road. In relation to the neighbouring house at 11 Becmead, the extension is located some 5m away from the boundary and 9m from a single storey extension at the rear of that property. The proposed building would not overshadow the rear garden and extension to that property.

3 Loss of privacy The windows in the proposed extension that face towards the rear garden of the neighbouring property at 11 Becmead Avenue are at ground floor level. The new dormer window faces directly onto the flank elevation of No. 7 Becmead Avenue and obliquely over its rear garden, across the width of Ockley Road. This relationship and fenestration would not lead to a loss of privacy for neighbouring occupiers. In all other incidences, the proposed extension and alterations to the existing building would not create new opportunities for overlooking. However, in order to prevent potential loss of privacy between the new dwellings themselves, a condition to obscure the secondary windows in the extension that face west is recommended.

4 Loss of TPO’d trees The TPO’d tree on site at the junction of Becmead Avenue and Ockley Road would not be affected by the proposed development as it is located a substantial distance away from the development zone. A condition is recommended requiring its protection during construction.

5 Proposal represents and over development of the site

It should be noted that the application site does not include part of the former garden to the property, which is now a separate planning units and separate ownership (see planning history). The extension is subservient to the host building and its footprint incorporates the area of an existing original extension to the rear that is typical of the properties Becmead Avenue. The existing building has a substantial basement, which occupies the same

footprint as the main house. The proposed extension includes a basement, picking up on the form of development of the original house. The formation of a basement level is enabled by the gradient of the land, which falls away to the rear of the site. It is noted that a basement level was allowed at the land to the rear of the site, when permission was granted for the semi-detached houses there. The proposed units meet and/or exceed the emerging room size standards and their layout does not appear contrived to facilitate the creation of additional units. In these circumstances it is considered that the proposal does not constitute over-development of the site.

6 Proposal would exacerbate existing levels of parking stress, increase congestion and cause additional noise and pollution

The applicant commissioned a parking survey to measure parking stress. The survey was undertaken during night time, the period of maximum residential accumulation. It shows parking stress levels in the range of 51% & 53% in Ockley Road and 76% in Becmead Avenue. Whilst it is acknowledged that there is significant commuter parking stress during the day in this area, this is lower at night when residential parking stress would be expected to be at its highest. In view of these findings and location of the site in an area of excellent public transport accessibility level (PTAL=6a) Transport and Highway officers have raised no objection to the proposal on grounds of parking stress. The applicant has also agreed to enter into a s106 agreement to make a financial contribution towards the provision car club bays within the vicinity of the site to which future occupiers of the site would have free membership for the first year of occupation. This would reduce the need to own private cars, thereby encouraging choice of alternative means of travel. Officers consider a refusal of planning permission on these grounds could not be sustained at appeal.

7 Proposal to convert the property into flats would result in loss of family size housing, an increase in a transient community and a dilution in a sense of community in the area.

The objection on these grounds cannot be substantiated on policy grounds. The original un-extended property has floorspace of approximately 226sqm excluding the basement. This is well above Policy 17’s 120sqm floorspace threshold for conversion of single dwellinghouses into flats. The conversion proposal is therefore considered acceptable in

principle. Council Policy for additional housing does not provide a criteria for assessing potential ‘loss of community’ due to conversion activity. Indeed it acknowledges house conversion activity as an appropriate source of additional housing. Moreover this policy is specifically designed to protect smaller houses for larger family households by the floorspace threshold. The proposal satisfies relevant policy constraints and provides 5 family size units in accordance with current policy that meet emerging standards.

8 Potential for flooding of neighbouring properties

The site is not located within a flood risk zone. In the south of the Borough this comprises the River Graveney River Floodzone, which is located much further south around the Streatham Vale area. Although parts of Woodbourne Road may suffer localised flooding, development at basement level, which is typical in Becmead Avenues cannot be said to cause or increase the risk of flooding per sec.

3.12 Relevant Policies and Guidance

National and Regional Guidance 3.12.1 Central Government advice is contained in a range of Government Circulars, Planning

Policy Guidance Notes (PPG) and/or Planning Policy Statements (PPS). These contain general policies which aim to guide the local planning authority in securing good local planning policies based on real and sound objectives and the need to provide high quality, well thought out developments that make a positive contribution to the locality and which help to protect or enhance the environment. The following national guidance is considered particularly relevant to this application: PPS 1 [Delivering Sustainable Development] PPS 3 [Housing] PPG13 [Transport]

3.12.2 The London Plan was adopted in February 2004, and provides strategic planning

guidance for development and use of land and buildings within the London region. All Borough plan policies are required to be in general conformity with the London Plan policies. The key polices of the plan considered relevant in this case are:

Policy 3A.2 [Borough housing targets] Policy 3A.3 [Efficient use of stock] Policy 3A.4 [Housing Choice] Policy 3C.2 [Matching development to transport capacity] Unitary Development Plan Policies (2007)

3.12.3 The current up to date statement of the Council's planning policies is contained in the

Replacement Lambeth UDP adopted on 6th August 2007. This together with the London Plan, comprise the statutory plan for the Borough. The following policies are considered particularly relevant to this application:

Policy 9 [Transport Impact]

Policy 10 [Walking and Cycling] Policy 14 [Parking and Traffic Restraint] Policy 15 [Additional Housing] Policy 17 [Flat Conversions] Policy 32 [Community Safety/Designing out Crime] Policy 33 [Building Scale and Design] Policy 36 [Alterations and Extensions] Policy 39 [Streetscape, Landscape and Public Realm Design] Policy 47 [Conservation Areas] Policy 56 [Waste] Policy 57 [Planning Obligations]

Supplementary Planning Documents

3.12.4 The Council has produced draft Supplementary Planning Documents (SPD), which

explain and provide further guidance in the interpretation and application of the recently adopted UDP policies, the London Plan and relevant Government policies. They are a material consideration in the determination of applications involving all forms of residential development including new build, conversions, extensions and changes of use. Those considered to be of relevance to this application consist of the Guidance and Standards for Housing Development and House Conversions and the Residential Extensions and Alterations SPD.

3.12.5 The Supplementary Planning Guidance (SPG) documents associated with the old UDP

(adopted 1998), including SPG4: 'Room Sizes and Internal Layout' and ‘Guidelines/Policies for Residential Extensions and Alterations’ have been expunged. The draft SPD for new housing and house conversions will be presented to the Cabinet shortly for consideration. This SPD, in particular the room size standards it contains, has been taken into account in the assessment of this application. However, until it is formally adopted it can only be given limited weight. Therefore in terms of quality of residential accommodation, the scheme has to comply with the requirements of Policy 17 of the UDP.

3.12.6 The Council’s Supplementary Planning Guidance on Residential Extensions and

Alterations is in a period of transition. The Cabinet has approved the draft Residential Extensions and Alterations Supplementary Planning Document (SPD), and public consultation has been completed. The SPD has very little weight at this time. The Council’s existing Supplementary Planning Guidance on Residential Extensions and Alterations linked with the previous UDP is therefore currently being used as a guide, although it is recognised that this too has limited weight. Therefore in terms of design, residential and visual amenity the scheme has to comply with Policies 17, 33 and 36 of the UDP.

3.13 Land Use Considerations Principle of conversion 3.13.1 The existing property is a single dwellinghouse located within a predominantly residential

area. Under Policy 15 [Additional Housing] of the adopted UDP the Council seeks to provide additional dwellings in the Borough to meet different needs and demands and in order to meet a housing target of a minimum of 1400 net additional homes per year during the lifetime of the adopted development plan.

3.13.2 Supporting text to Policy 15 identifies appropriate sources of additional housing, which

include the conversion of the existing housing stock for occupation by more households. The proposal is therefore consistent with the policy objective of increasing the existing housing stock, through conversion.

3.13.3 The Council has revised its policies on flat conversions. Policy 17[Flat Conversions] of

the adopted UDP now contains a floor space threshold for dwellinghouses that are considered suitable for conversion into flats. This provides that a dwellinghouse

proposed for conversion should have an original, pre-1948, (un-extended) floor area of at least 120sqm.

3.13.4 In this case Officers have measured the existing total floor space to be approximately

226sqm excluding the basement, which is used for storage. Even if the existing ground floor utility room extension (approximately 8.5sqm) were discounted the floor area of the original dwelling would be far in excess of the conversion threshold criteria. Therefore the proposal to convert the property into flats complies with Council policy and is acceptable in principle.

3.13.5 It should also be noted that the Council has not previously objected to the principle of

conversion. The proposal follows the pattern of flat conversions in the area, where similar properties in the street have been converted into flats. The development would therefore be in keeping with the established character of the area whilst at the same time contributing to the rehabilitation of the property.

Dwelling mix

3.13.6 Policy 17 also requires that flat conversions should include a full mix of unit sizes wherever this is practical. It states: “where the dwelling to be converted has a rear garden, then a family unit (s) (two or more bedrooms) on the ground floor/semi-basement floor should be included, with direct access to the garden area”. This proposal would provide 2x1 bedroom; 2x2 bedroom and 2 x3 bedroom dwellings. The larger family size units with 3 bedrooms are located at basement and ground floor levels with direct access to garden areas to the front and rear of the property.

3.13.7 This is considered to be an acceptable mix of flats and is consistent with broad aims

under policies 15 and 17 of the UDP via which the Council seeks to achieve balanced and sustainable communities in the Borough through mixture of housing types and tenures.

Number of units and Standard of accommodation

3.13.8 With regards to the number of units in flat conversions, Policy 17 states that over-intensive conversion schemes will be resisted. Although, a description of what development would constitute over-intensive conversion is not explicitly stated by policy or in supporting text, it is taken to be symptomatic of a poor layout (resulting in unsatisfactory outlook, poor sun and daylight light levels, noise transmission between dwellings) and inadequate size of individual units both of which give rise to potential for a substandard living environment. Both Policy 15 (b) and 17 (d) promote house conversions subject to maintenance of a high quality residential environment.

3.13.9 To this end the draft SPD for housing development and house conversions, which

contains the requisite minimum internal space standards new build and conversions, provides a standard measure of whether or not a development constitutes an over-intensive conversion and/or provides an acceptable standard of accommodation. It should however be noted that the SPD has not been adopted.

3.13.10 Nevertheless in this case, the layout and size of the proposed flats has been

informed by the minimum space standards, overall floor area and floor-to-ceiling heights outlined in the draft SPG. The following tables compare the proposed floor area each dwelling against the standards in the SPD.

(i) Basement flat - 3 bedroom unit

(ii)Basement flat (extension) –1 bedroom unit

(iii)Ground floor flat – 3 bedroom unit

(iv)Ground floor flat (extension) – 1 bedroom unit

Proposed room sizes (sqm)

Minimum SPD (sqm)

Bedroom 1 12.4 (+2.6 en-suite shower)

12

Bedroom 2 9.2 7.5 Bedroom 3 7.5 7.5 Living/dining/ kitchen

34.6 26.5

Bathroom 3.6 3.5 Overall floor area

75.9 70sqm (+5.9)

Proposed room sizes (sqm)

Minimum SPD (sqm)

Bedroom 1 12.0 12 Living/dining/ kitchen

27.9 21.5

Study 6.0 - Bathroom 4.8 3.5 Overall floor area

56.5 45 (+11.5)

Proposed room sizes (sqm)

Minimum SPD (sqm)

Bedroom 1 12.4 (+2.0 en-suite shower)

12

Bedroom 2 9.2 7.5 Bedroom 3 7.5 7.5 Living/dining/ kitchen

26.5 26.5

Bathroom 3.5 3.5 Overall floor area

66.8 70sqm (-3.2)

Proposed room sizes (sqm)

Minimum SPD (sqm)

Bedroom 1 12.2 12 Living/dining/ kitchen

22.16 21.5

Bathroom 3.7 3.5 Overall floor area

44.46 45 (-0.54)

(v) First floor flat – 2 bedroom unit

(vi) Second floor flat – 2 bedroom unit

3.13.11 The tables illustrate that in each case the floor area of the proposed dwellings either meets or exceeds the room size floor space standards suggested in the draft SPD, excluding the floor area of the en-suite shower rooms where they area provided. All habitable rooms have a minimum floor to ceiling height of at least 2.3 metres including the 2nd floor flat within the roof-space where the SPD provides that at least 50% of the floor area in rooms with sloping ceilings should have a floor to ceiling height of 2m.

3.13.12 In terms of the overall floor area, the scheme exceeds the draft standards for

each dwelling type except in the 3 bedroom and 1 bedroom flats at ground floor level where there is shortfall of 3.2sqm and 0.54 sqm, respectively and in the 2nd floor flat with a shortfall of 5.3 sqm. In the case of the 1 bedroom ground floor and 2nd floor units, the shortfall would be offset by the additional floor area provided by the study rooms with the apices of the roofs. Therefore given compliance with the room size standards it is considered that these shortfalls are not of such magnitude to justify a refusal of planning permission on these grounds alone.

3.13.13 The overall floorspace includes areas marked on the drawings as studies. These

have not been counted as habitable spaces because they do not have the requisite floor-to-ceiling height. If they were to be used as bedrooms they would fail to meet the draft SPG standards.

3.13.14 Policy 17 (d) of the UDP requires the handing and stacking of rooms of similar

functionality so that noise transmission is minimised between floors/units. In this case similar rooms are stacked vertically together except in respect of the first floor flat where its living/dining/kitchen area and second bedroom and bathroom are located above the bedroom and living/dining/kitchen areas of the 3 bedroom flat, respectively. Although this is not ideal, the arrangement provides the most logical layout whilst complying with other relevant policies. It is also noted that the Council has accepted in recent decisions that noise transmission between floors is a matter for Building Regulations.

3.13.15 All living, bedroom and living/kitchen areas including those at basement are

serviced by windows that would provide sufficient ventilation and/or natural light and outlook for future occupiers. The larger family size units at basement and ground floor levels and the one bedroom unit at basement level would have access to private garden space and/or a terrace.

Proposed room sizes (sqm)

Minimum SPD (sqm)

Bedroom 1 12.0 12 Bedroom 2 12.0 7.5 Living/dining/ kitchen

26.0 25.5

Bathrooms 4.0 (x2 -4.2) 3.5 Overall floor area

62.9 60sqm (+2.9)

Proposed room sizes (sqm)

Minimum SPD (sqm)

Bedroom 1 12.0 12 Bedroom 2 7.5 7.5 Living/dining/ kitchen

27.5 25.5

Study 8.4 - Bathrooms 4.7 3.5 Overall floor area

63.1 60sqm (-5.3)

3.13.16 In conclusion it is considered that the proposed number units and internal layout

and rooms sizes comply with Policies 15 [additional housing] and 17 [Flat conversions]. The flats created would provide a satisfactory standard of accommodation for future residents without harming the living conditions of existing residents in Ockley Road or Becmead Avenue. Further amenity issues are considered in a subsequent section of the report.

3.14 Design and Conservation Considerations 3.14.1 The 2004 and 2005 proposals for conversion and extension of the property, to provide 9

and 8 self-contained flats respectively, were refused in part on grounds of design, bulk, massing and height of the 3 storey extensions to the side/rear of the property. Whilst officers acknowledged at the time that the 2004 scheme had been scaled down, the 3 storey extension still represented “an over-dominant and incongruous form of development to the detriment of the appearance of this period property and the established streetscene in this part of Becmead Avenue”.

3.14.2 In this case the quantum of development has been reduced, both in terms of the number

of units and the scale of development above ground level. The current proposal comprises a basement and ground floor extension incorporating the existing rear extension to terminate in pitched roof with a dormer window. Additional habitable space would be created by increasing the depth of the basement, which currently occupies the entire footprint of the main building and linking it to the new basement within the extension.

3.14.3 The approach to the design of the extension has evolved from pre-application

negotiations with planning and conservation and design officer following the 2005 refusal of planning permission and the recent grant of a certificate of lawful development for the erection of a single side and rear extension. The approved LDC works comprise a flat roofed extension that would wrap around the south-eastern corner of the building and terminate in a flat roof.

3.14.4 Officers have sought to secure a development fronting onto Ockley Road that is both

subordinate to host building and that draws upon the context and sensitivity of the development site in accordance with Policies 33, 36 and 38 of the UDP. In this case the return frontage of the site in Ockley Road, which was until recently open in character, has been redeveloped with two semi-detached houses. These are located in part of the rear garden of the application site and adjoin No. 11 Ockley Road. Elsewhere development on both sides of Ockley Road is characterised by semi-detached residential properties with rear gardens.

3.14.5 The proposed extension would introduce a new building frontage to nearly the same

depth and building line as the extension to No 7 Becmead on the opposite side Ockley Road. As amended the extension is subservient in scale, height, bulk and massing to the host building and, in the opinion of the Council’s design and conservation officers, because of the high pitched roof from with a dormer window, is in keeping with its character and appearance.

3.14.6 It is considered that the extension of the building envelope by development at basement

level is not alien to this part of Becmead Avenue. The existing building has a 2m high basement that is currently used for storage. This will be excavated further by some 400mm to achieve the requisite headroom for habitable space. The extension would have a basement level to the same depth as the main house. Development at basement level is possible because of the gradient of the land, which falls away from Becmead Avenue and Ockley Road to the north and northwest. It is this lie of the land, which allowed the formation of basement levels on the recently approved development on land to the rear of the application site. Excavation to provide a basement is therefore considered acceptable.

3.14.7 It is further considered that the extension would animate an otherwise dead return frontage, continuing the grain of development in this part of Ockley Road, whilst maintaining existing open views across the rear of properties in Becmead Avenue in an east-west direction. The verdant character of the area of the area would be enhanced by new tree planting as part of landscaping proposals.

3.14.8 Officers are satisfied that the design, scale, height and massing of the extension

overcomes the previous reason for refusal on design grounds. Indeed, it is considered that the flat roofed extension approved under permitted development (to occupy the same footprint as the extension the subject of this application), if erected at this prominent corner location, would detract from the streetscene. In the event of approval, it recommended that a condition be attached requiring materials to be used in construction of the extension to match those of the existing house including fenestration and brickwork.

3.14.9 Elsewhere, the proposal includes the erection of a dormer window in the hipped

roofslope of the property fronting on to Ockley Road and several rooflights. In addition, new and replacement windows and doors are to be installed in flank and rear elevations at basement and ground floor levels. No alterations are proposed to the Becmead Avenue frontage except the introduction of a light well, which would service a bay window at basement level. Another lightwell on the Ockley Road frontage would be formed behind cycle/bin stores and a new boundary wall. These elevational alterations and extensions are considered acceptable in design terms being modest in scale and of limited impact on the host building and the streetscene.

3.15 Amenity Impact Considerations 3.15.1 Policies 15, 17 and 33 of the UDP promote house conversions and extensions subject to

the maintenance of a high quality of residential environment for both existing and new residents.

3.15.2 The proposed development has been assessed in terms of its potential impact on the

privacy, in particular, of the occupiers of the properties to the west of the site in Becmead Avenue and the new dwellings in Ockley Road to the north. The proposed extension would have windows at basement and ground floor levels facing onto the southern flank wall of the new houses in Ockley Road and the rear garden No. 11 Becmead Avenue. The flank walls in question do not contain any window openings. Direct overlooking of the neighbouring garden in Becmead Avenue would be restricted by the existing boundary wall.

3.15.2 The new dormer window would face onto the western flank wall of No. 7 Becmead

Avenue. This wall does not contain windows that service habitable rooms and, views over its rear garden would be from oblique angles, across the width of the street. Finally, in order to prevent overlooking between the proposed flats, it is proposed to erect privacy screens to the lightwells and to the rear ground floor terrace area and, to provide appropriate obscure glazing to the secondary windows of the basement and ground windows that face to the west.

3.15.3 It is considered that the proposed extension to the building would not affect the outlook,

sunlight and daylight of existing residents given the relative height, location and orientation of the extension. The basement flat within the existing building contains large glazed openings to the north and given the tapered elevation of the extension, occupiers would not suffer an undue sense of enclosure as they would enjoy open views to the south and east. This is also true of the unit at ground floor level.

3.16 Highways and Transportation Considerations 3.16.1 The site is not located within a Controlled Parking Zone (CPZ). Double yellow lines

operate to the south of the site, on the section of Ockley Road between Prentis Road and Becmead Avenue. A short section of Becmead Avenue, at the junction of Streatham High Road, is designated as a Transport for London Red Route.

3.16.2 The site has an exceptional level of public transport accessibility (PTAL= 6a), being

located in Streatham Town Centre, close to the High Road. This gives access to retail, banking and leisure services, as well as numerous bus routes. Streatham Station is also within walking distance. It is considered a good site for a car free residential development in accordance with Council Policy on location of housing in relation to public transport and Central government’s guidance in PPG13 which promotes alternatives means of travel to private cars. However, the provision of family accommodation would be more likely to lead to car ownership among residents.

3.16.3 The applicant commissioned a parking survey to measure parking stress. In accordance

with the Council’s survey methodology, the survey took account of parking stress within 200m of the site, not just outside it. The survey was undertaken during night time, the period of maximum residential accumulation, on the 6th and 8th of November 2007. It shows parking stress levels in the range of 51% & 53% in Ockley Road and 76% in Becmead Avenue. Nevertheless in this particular location parking stress is known to be at its highest during the evening (between 18:00 and 22:00) and on weekdays when there is a conflict between residents, commuters and users of the Holmes Place Fitness Centre on Ockley Road. This was raised as a concern in relation to the previous planning applications and a recommendation for refusal was made on this basis.

3.16.4 However, whilst it is acknowledged that there is significant commuter parking stress

during the day in this area, this is lower at night when residential parking stress would be expected to be at its highest (officer site visits have noted lower parking stress on Ockley Road in particular). The applicant's survey noted high parking stress on Pinfold Road (102% & 111%) and Prentis Road (98% & 106%) in particular but recorded moderate levels on other roads within 200m of the site. Transport and Highway officers, to whom the application and survey were referred, have on the basis of these findings, raised no objection to the proposal on grounds of parking stress.

3.16.5 The applicant has also agreed to enter into a s106 agreement to secure a financial

contribution towards the provision car club bays within the vicinity of the site to which future occupiers of the site would have free membership for the first year of occupation. This is consistent with advice, which accompanied the previous refusal of planning permission stating …”it is considered that a financial contribution towards car club bays, and a guarantee of membership to a car club for each of the properties in the development, would help mitigate the adverse effects of the proposals.

3.16.6 It should also be noted that the Council lost an appeal at 10-12 Shrubbery Road, which

is located in a street with high parking stress. The Inspector was of the opinion that the high accessibility level of the site overcame any concerns regarding the likelihood of increased parking stress. In view of the proposed car club contributions and membership to it and the Shrubbery Road appeal decision, a recommendation for refusal on parking grounds would be difficult to sustain at appeal. The proposal therefore overcomes the second reason for refusal of the 2005 proposal.

3.16.7 A cycle store is proposed behind a 1.8m high boundary wall on the Ockley Road

frontage. There are concerns about the detailed design of the cycle and bin store in respect of the impact on the streetscene. Cycle parking should be provided at a ratio of 1 space per dwelling in accordance with the Council's minimum standards. Details of these aspects of the development are reserved by condition.

3.17 Trees and Landscaping Considerations 3.17.1 The proposal would not affect any neighbouring trees that are subject to Tree

Preservation Orders. The TPO’d tree on the corner of Becmead Avenue and Ockley Road would be retained and protected during construction. It is proposed to plant new trees along the Ockley Road frontage of the site and within the rear garden. In the event of approval, it is recommended that details of landscaping including the number and species of trees and shrubbery planting be reserved by condition. A condition is also

recommended to ensure that retained trees are protected by appropriate fencing during construction.

3.18 Refuse, Storage and Recycling Considerations 3.18.1 Refuse and recycling storage proposal comprise a storage structure to be erected

behind the boundary wall on the Ockley Road frontage. As with the cycle storage building details of the design of the bin storage building are reserved by condition.

3.19 Section 106 Considerations 3.19.1 Under Policy 57 (Planning Obligations) of the adopted UDP, the Council will, where

appropriate, enter into legal agreements with developers, and seek the attainment of planning obligations, having regard to any Government guidance and supplementary planning guidance.

3.19.2 Planning obligations may be sought for contributions to public transport improvements to

encourage access by means other than the private car, parking control and other traffic management measures in accordance with Policies 9 and 14 of the UDP. In this case the contributions towards a car club seek to reduce need to own a private car and therefore encourage alternative and sustainable means of travel. The Heads of Terms contained in the s106 in this case are as follows:

(i) a contribution of £6,500 towards the provision of a Car Club parking bay (ii) provision of a year’s free membership to the Car Club for all residents;

3.20 Conclusion 3.20.1 The property is of size that meets the Council’s policy criteria for flat conversions and as

such the proposal is acceptable in land use terms. 3.20.2 The proposal meets the policy requirement for a mix of dwelling types, affordability and

size. Policy for additional housing does not prescribe a mix of units but encourages “a reasonable mix”, advising that predominance of one type of housing should be avoided. The scheme includes family and single household units in appropriate proportions.

3.20.3 The scheme would provide 6 dwellings of an acceptable standard without causing

detriment to the living conditions of neighbouring residents. The proposal would not have an adverse impact on the amenity of neighbouring residents by reason of loss of privacy, sunlight or outlook, nor would the extension create an undue sense of enclosure for existing and/or future occupiers.

3.20.4 The design approach represents a correct interpretation of officer advice, resulting in an

extension that is subordinate in height, size and massing to the host building and is in keeping with its character and appearance. The proposed extension and associated alterations to the building would not detract from the streetscene in Ockley Road and Becmead Avenue.

3.20.5 The contribution towards the introduction of car club bays in the area to be secured via

the s106 agreement would address any potential parking and highway safety problems associated with the creation of additional dwellings on the site. The car club would in the long term encourage use of a more sustainable means of travel.

3.21 List of adjoining occupiers consulted on the original and revised proposals

Section 5, Appendix 2 3.22 Regional Policy documents referred to in this report 3.22.1 (i) The London Plan; Spatial Development Strategy for Greater London 2004

(as amended, December 2006)

3.23 National Policy documents referred to in this report 3.23.1 (i) PPS 1 [Delivering Sustainable Development] (ii PPS 3 [Housing]

(iii) PPG13 [Transport]

Section 4 – Decision Notice Date of Application: 15.10.2007 Date of Decision: In order to comply with Section 91 of the Town and Country Planning Act 1990 the development to which this permission relates must be begun not later than the expiration of THREE years from the date hereof. Proposed Development At: 9 Becmead Avenue London SW16 1UN Approved Plans 0737/EX/000A, 001A, 002A, 003A, 004A, 005A, 006A, 007A, 008A; 0737/p/000, 101A, 102B, 103A, 104A, 105A, 106, 107B, 108A, 109B, 110A, 111B,112 Summary of the Reasons for Granting Planning Permission: In deciding to grant planning permission, the Council has had regard to the relevant policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following policies were relevant: Adopted Unitary Development Plan (2007) Policies: 9 (Transport Impact), 10 (Walking and Cycling), 14 (Parking and Traffic Restraint), 15 (Additional Housing), 17 (Flat Conversions), 32 (Community Safety/Designing out Crime), 33 (Building Scale and Design), 36 (Alterations and Extensions), 39 (Streetscape, landscape and Public Realm Design), 47 (Conservation Areas), 56 (Waste) and 57 (Planning Obligations). Conditions 1 The development to which this permission relates must be begun not later than the expiration of

three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

2 The materials to be used for the external surfaces of the development hereby permitted shall

match those of the existing building. All new works and works of making good to the retained fabric shall be finished to match the adjacent work with regards to the methods used and to material, colour, texture and profile, unless the prior written approval of the Local Planning Authority is obtained to any variation, or except where otherwise stated on the approved drawings.

Reason: To safeguard and enhance the visual amenities of the locality. (Policies 33 and 36 of the Adopted Unitary Development Plan (2007) refer).

3 Detailed drawings to an appropriate scale of doors, windows and railings and privacy screens to

the terrace and lightwells shall be submitted to and approved in writing by the Local Planning Authority before any building work commences and this condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To ensure that the appearance of the external appearance of the building is satisfactory and that the materials used are of appropriate quality in the interests of the amenity of the locality (Policies 33 and 36 of the adopted Unitary Development Plan (2007) refer.)

4 Details of all new and retained boundary walls/fencing/railings/gates shall be submitted to and

approved in writing by the Local Planning Authority before any work is commenced on the site. Such walls, fences, railings and gates as may be approved shall be erected before the initial occupation of the new dwellings unless the prior written approval of the Local Planning Authority to any variation has been obtained.

Reason: To ensure a satisfactory appearance of the completed development in the interests of amenity of the locality and to safeguard the amenities of neighbouring residents. (Policies 33, 36 and 39 of the adopted Unitary Development Plan (2007) refer.)

5 Notwithstanding the illustrations already submitted to the Council, details of the cycle parking

storage building, including manufacturer's details and brochures for cycle racks, showing a provision for not less than 6 cycles shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be provided in accordance with the approved details before the building hereby permitted is occupied and shall thereafter be retained solely for its designated use.

Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport and in the interests of the appearance of the frontage of the site (Policies 9, 10 , 14, 33, 36 and 39 of the Adopted Unitary Development Plan (2007) refer.)

6 Notwithstanding the illustrations already submitted to the Council, details of the waste storage

building, incorporating provision for refuse and recycling facilities on the site, shall be submitted to and approved in writing by the Local Planning Authority prior to first occupation of the dwellings hereby permitted. The refuse storage and recycling facilities shall be provided in accordance with the approved details prior to the initial occupation of the building and shall thereafter be retained as such for the duration of the permitted use.

Reason: To ensure that adequate provision is made for the storage of refuse and the provision of recycling facilities on the site, in the interests of the amenities of the area (Policies 9, 33, 36, 39 and 56 of the adopted Unitary Development Plan (2007) refer.)

7 The basement and ground floor windows in the western elevation of the extension hereby

permitted shall be finished with obscured glazing to a height of not less than 1.6 metres above finished floor level. These works shall be carried out prior to the first occupation of any part of the development and shall be permanently retained.

Reason: To protect the privacy and living conditions of the occupiers of new dwellings and of nearby properties in accordance with Policy 36 of the Adopted Unitary Development Plan (2007).

8 Privacy screens to the ground floor terraced area at the rear and to the lightwells at side and in

the front garden at ground floor level shall be provided in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority. The privacy screens shall be installed as approved prior to the first occupation of any part of the development and shall be permanently retained.

Reason: To protect the privacy and living conditions of the occupiers of new dwellings and of nearby properties in accordance with Policy 36 of the Adopted Unitary Development Plan (2007).

9 No works or development shall take place until a landscaping scheme, including a specification

of all proposed new tree planting has been approved in writing by the Local Planning Authority. This specification will include details of the quantity, size, species, position and the proposed time of planting of all trees to be planted, together with an indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance. All tree, shrub and hedge planting included within that specification shall be carried out in accordance with that specification and in accordance with BS 3936 (1992).

Reason: To ensure satisfactory landscaping of the site in the interests of visual amenity. (Policies 33, 39 and 47 of the adopted Unitary Development Plan (August 2007) refer.)

10 If within a period of 5 years from the date of planting of any tree that tree, or any tree planted in

replacement for it, is removed, uprooted, destroyed or dies, (or becomes in the opinion of the

Local Planning Authority seriously damaged or defective), another tree of the same species and size as originally planted shall be planted at the same place, unless the Local Planning Authority gives its written consent to any variations.

Reason: To ensure a satisfactory and continuing standard of amenity is provided and maintained in connection with the development. (Policies 33, 39 and 47 of the adopted Unitary Development Plan (August 2007) refer.)

11 No works or development shall take place until a scheme for the protection of the TPO'd trees

and any retained trees within the site has been submitted and agreed in writing by the Local Planning Authority.

Reason: To avoid damage to the existing trees, which represent an important visual amenity to the surrounding area (Policies 33, 39 and 47 of the adopted Unitary Development Plan (August 2007) refer.)

12 All new and replacement window frames in the development hereby permitted shall be painted

timber.

Reason: In order to safeguard and enhance the character of the area (Policy 33 and 36 of the adopted Unitary Development Plan (August 2007 refer.)

Informatives 1 This decision letter does not convey an approval or consent which may be required

under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

2 Your attention is drawn to the provisions of the Building Regulations, and related

legislation, which must be complied with to the satisfaction of the Council's Building Control Officer.

3 Your attention is drawn to the need to comply with the requirements of the Control of

Pollution Act 1974 concerning construction site noise and in this respect you are advised to contact the Council's Environmental Health Division.

4 You are advised of the necessity to consult the Council's Streetcare team within the

Public Protection Division with regard to the provision of refuse storage and collection facilities

5 You are advised of the necessity to consult the Principal Highways Engineer of the

Highways team on 020 7926 2620 or 079 0411 9517 in order to obtain necessary prior approval for undertaking any works within the Public Highway including Scaffold, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections and Repairs on the Highways, Hoarding, Excavations, Temporary Full/Part Road Closures, Craneage Licences etc

6 As soon as building work starts on the development, you must contact the Street

Naming and Numbering Officer if you need to do the following:

- name a new street - name a new or existing building - apply new street numbers to a new or existing building

This will ensure that any changes are agreed with Lambeth Council before use, in accordance with the London Buildings Acts (Amendment) Act 1939 and the Local Government Act 1985. Although it is not essential, we also advise you to contact the Street Naming and Numbering Officer before applying new names or numbers to internal flats or units. Contact details are listed below.

Rachel Harrison Street Naming and Numbering Officer e-mail: rharrison1@lambeth.gov.uk tel: 020 - 7926 2283 fax: 020 7926 9131

Section 5 - Appendices Appendix 1 - List Of Internal Consultations, Statutory Bodies And Local Amenity Groups Consulted. Transport/Highways Ext 60208 Streetcare Ext 63030 Streatham Society Becmead Avenue Residents Association Worksheet Conservation and Design Ext 61215 Streatham Society Becmead Avenue Residents Association