Fight the proposal for 11 storeys on Montford Pl
Donation protected
Please help fund an expert's report to oppose this excessive development scheme.
Connected Living London (CLL) proposes to build blocks of up to 11 storeys in Montford Place. CLL has seven sites across London and aspire to deliver 7000 homes. Across their portfolio they are building in bulk. However this approach is not appropriate at Montford Place. The picture above shows how much the block would tower over surrounding properties. The site is in a Conservation Area and surrounded by numerous listed buildings. And even with the extremely tall scheme they would only deliver 139 homes, so this site is not significant for providing homes for Londoners.
A heritage report by RMA Heritage is our best chance of opposing this scheme. RMA's report would provide expert evidence to back up my views that the scale of the proposed scheme would cause significant harm to the setting of surrounding listed buildings and would not preserve or enhance the character or appearance of this part of the Conservation Area. I believe the Alan Baxter Heritage Statement and Visual Statement have downplayed the harm caused. The picture above clearly shows just how out of scale this backland development scheme is when compared with the listed terraces on Kennington Lane and Kennington Road and with Imperial Court.
The developer's daylight and sunlight report confirms that the scheme would cause light levels to fall to below the BRE guidelines in at least 135 neighbouring properties (1-49 Sherwin House, 1-60 Kilner House, 233-235 Kennington Lane, Imperial Court, 257 Kennington Lane, 352 Kennington Road, 356 Kennington Road, 350 Kennington Road, 231 Kennington Lane).
Delivering housing is a priority across London. However, this shouldn't ride rough shod over local heritage and the the local environment, which of course is what makes London a place that people want to live. It is our shared inheritance.
The report will cost £3,200 and will need to be submitted to the Local Planning Authority very soon. Please help with the cost if you can. Any amounts big or small are welcome. Thank you.
More observations on the application
- Due to its excessive height the windows, roof terraces and balconies of the proposed development would impinge upon the privacy and amenity of surrounding dwellings, and also their outdoor space, in contravention of planning policy.
- In 2003, a planning application was made (02/02411/FUL) to add an additional, sixth storey to Imperial Court. This was refused on grounds that, by virtue of its position, height, bulk and massing, the proposed development would be damaging to the character and appearance of the Conservation area and would have a detrimental effect on the neighbouring listed buildings on Kennington Road. The impact of the present application would be many times worse.
- The Transport Statement neglects to consider the impact of fast food deliveries to the development. 139 flats and the commercial units would result in tens (at least 30 per day) deliveries from companies such as Uber Eats, Deliveroo and Just Eat. These deliveries are often made via motorbike, and the drivers often ignore the gate at the south end of Montford Place. The transport statement’s statement that “all deliveries and servicing trips will enter and leave via the northern end of Montford Place” is therefore incorrect. This high number of daily ad hoc deliveries would create a significant disruption and air and noise pollution to surrounding residents and it should be comprehensively examined and suitable solutions put in place. The proposed application does not do this.
More information on the planning policy background
The proposal is well outside the existing planning policy for the site:
- Site not identified as a location for tall or large buildings in the borough’s Local Development Plan.
- Proposed scheme is double the height of a scheme designed in line with the heights outlined in the OAKDA Masterplan
- Site has a long history of, and is currently zoned for, employment use. Both current and draft policy requires development to protect and increase the borough’s stock of business space including offices and creative digital industries. The application does not deliver on this as it provides only 2700 sq m employment space on a 0.4 hectare site.
- Applicant argues that the site is not viable without the proposed bulk. However, the viability statement identifies that it has a value in excess of £5million if developed in line with existing policy. Therefore the applicant has the option of conducting a profitable development without inflicting substantial harm on heritage assets.
Connected Living London (CLL) proposes to build blocks of up to 11 storeys in Montford Place. CLL has seven sites across London and aspire to deliver 7000 homes. Across their portfolio they are building in bulk. However this approach is not appropriate at Montford Place. The picture above shows how much the block would tower over surrounding properties. The site is in a Conservation Area and surrounded by numerous listed buildings. And even with the extremely tall scheme they would only deliver 139 homes, so this site is not significant for providing homes for Londoners.
A heritage report by RMA Heritage is our best chance of opposing this scheme. RMA's report would provide expert evidence to back up my views that the scale of the proposed scheme would cause significant harm to the setting of surrounding listed buildings and would not preserve or enhance the character or appearance of this part of the Conservation Area. I believe the Alan Baxter Heritage Statement and Visual Statement have downplayed the harm caused. The picture above clearly shows just how out of scale this backland development scheme is when compared with the listed terraces on Kennington Lane and Kennington Road and with Imperial Court.
The developer's daylight and sunlight report confirms that the scheme would cause light levels to fall to below the BRE guidelines in at least 135 neighbouring properties (1-49 Sherwin House, 1-60 Kilner House, 233-235 Kennington Lane, Imperial Court, 257 Kennington Lane, 352 Kennington Road, 356 Kennington Road, 350 Kennington Road, 231 Kennington Lane).
Delivering housing is a priority across London. However, this shouldn't ride rough shod over local heritage and the the local environment, which of course is what makes London a place that people want to live. It is our shared inheritance.
The report will cost £3,200 and will need to be submitted to the Local Planning Authority very soon. Please help with the cost if you can. Any amounts big or small are welcome. Thank you.
More observations on the application
- Due to its excessive height the windows, roof terraces and balconies of the proposed development would impinge upon the privacy and amenity of surrounding dwellings, and also their outdoor space, in contravention of planning policy.
- In 2003, a planning application was made (02/02411/FUL) to add an additional, sixth storey to Imperial Court. This was refused on grounds that, by virtue of its position, height, bulk and massing, the proposed development would be damaging to the character and appearance of the Conservation area and would have a detrimental effect on the neighbouring listed buildings on Kennington Road. The impact of the present application would be many times worse.
- The Transport Statement neglects to consider the impact of fast food deliveries to the development. 139 flats and the commercial units would result in tens (at least 30 per day) deliveries from companies such as Uber Eats, Deliveroo and Just Eat. These deliveries are often made via motorbike, and the drivers often ignore the gate at the south end of Montford Place. The transport statement’s statement that “all deliveries and servicing trips will enter and leave via the northern end of Montford Place” is therefore incorrect. This high number of daily ad hoc deliveries would create a significant disruption and air and noise pollution to surrounding residents and it should be comprehensively examined and suitable solutions put in place. The proposed application does not do this.
More information on the planning policy background
The proposal is well outside the existing planning policy for the site:
- Site not identified as a location for tall or large buildings in the borough’s Local Development Plan.
- Proposed scheme is double the height of a scheme designed in line with the heights outlined in the OAKDA Masterplan
- Site has a long history of, and is currently zoned for, employment use. Both current and draft policy requires development to protect and increase the borough’s stock of business space including offices and creative digital industries. The application does not deliver on this as it provides only 2700 sq m employment space on a 0.4 hectare site.
- Applicant argues that the site is not viable without the proposed bulk. However, the viability statement identifies that it has a value in excess of £5million if developed in line with existing policy. Therefore the applicant has the option of conducting a profitable development without inflicting substantial harm on heritage assets.
Organizer
Tom Bartlett
Organizer
