The Camberwell Society

Society for those living, working or interested in Camberwell

The Planning sub-committee reviews all SE5 planning applications received by Southwark and Lambeth Councils that have an impact on the Camberwell area. Applications are reviewed to ensure that they are appropriate to their surroundings and that sufficient information has been submitted with the application.
Members comments received prior to discussion at the next meeting are always recorded and considered

Regularly we host developers and their designers with their proposals both at pre and at planning application stage and review their proposals and provide considered suggestions.

Through the work of the sub-committee, the Society has been instrumental in saving many buildings of note including Addington Square, Denmark Hill Station and part of Windsor Walk. The Society has also been instrumental in influencing new development to make a positive contribution to the area, and works with local residents and tenants groups where there are common issues. The current composition of the Planning sub-committee is: Tim Gaymer, Anthony Kyrke-Smith, Valerie Balleny, Elizabeth Borowiecka, Jason Leech, Robert Potz, Jonathan Hunt and Sandra Simpson.
Potential new members are welcome to attend a meeting as an observer initially. The Society is currently under represented by members from the Myatt Fields and Brunswick Park areas.

Meetings of the Planning sub-committee are usually held in the evenings at monthly intervals.

If you wish to contribute to the work please contact planning@camberwellsociety.org.uk

22/AP/2069 Land Rear Of 163 Camberwell Grove London Southwark

Demolition of a garage and construction of a two bedroom house - re-application

The Camberwell Society considers that the revised application fails to meet the design quality required of a building in a conservation area. It is poorly planned, with different uses awkwardly grouped together and there is no outdoor amenity space except for a small balcony which faces the street and is only accessible from one of the bedrooms.

The elevations are a confusion of styles and materials - some of the windows resemble Victorian timber sash windows, but they are to be casement windows constructed of aluminium, the downpipes are to be cast iron and the ‘faux garage doors’ located above ground level with a Juliet balcony in front of them defy explanation, as does the round topped feature window glazed in obscure glass which is to face the rear of number 163.

There is a better way than this of developing the site.

The three windows proposed for the party wall with number 165 would blight possible future development there and should not be permitted.

The Camberwell Society objects to this application.

21/AP/4490 | 56-60 Comber Grove London Southwark SE5 0LD

21/AP/4490

Redevelopment of an existing community centre (Class F) to provide a six storey building with community centre (Use Class F) at ground floor and mezzanine, and five upper storeys to provide 45 residential units (Use Class C3), with associated landscaping, public realm improvements, dedicated plant and storage facilities, and other associated works

Planning Application Documents

The GA Plan Set (1:100 and 1:200 @ A1) as noted in the Planning Issue Drawing Issue Sheet are not available on Planning Portal. The below comments reference plan sets read within the Design and Access Statement only.

Development in Principle

The Camberwell Society welcome a mixed-use scheme proposal for the site, providing a high-quality replacement of the community centre on a like-for-like area basis. It is assumed that the facilities for the Hollington Youth Club have been developed in partnership with the club and provides the requisite amenity and support spaces to fulfill the club’s needs. Residential accommodation above first floor level is welcomed.

Community Centre

The proposed community centre provides an active frontage to Redcar Street and Comber Grove. The proposed central access to the community space and improved public realm will provide a focal point at the corner and contribute to an animated street scene, to the benefit of the wider neighbourhood.

There is no level access to the male changing room. Inclusive, equitable, and dignified access should be provided to all communal spaces. Alternatively, an additional private changing room with shower at ground floor level could be provided.

Height, Bulk, and Massing

The proposed height is acceptable for the site, responding to immediate context and character.

Reductions in separation distance towards Laing House and Grenfell House have resulted in poor outlook and issues of overlooking, as noted below.

Future Occupiers

The scheme proposes 64% dual aspect units. There is a single stack of north-facing one-bedroom single aspect units. This is contrary to London Housing Design Standards.

The 2B3P unit at the north of the plan – whilst dual aspect – has poor outlook and will be largely overshadowed.

Outlook for units facing towards Laing House and Grenfell House are substandard. There is also overlooking issues between habitable rooms and private amenity at the south-east of the site, towards Grenfell House.

There are a few units where the only glazing to LKDs lie behind deep recessed balconies. There is concern that these will not provide quality daylight to living spaces.

Appearance and Detail

Insufficient contextual analysis has been documented to justify façade proposals and materiality.

A proposed residential scheme will infill the corner and complete a composition with Laing House, Grenfell House, and Moffat House. The Camberwell Society believe that a red brick and/or stock brick would be more suitable, as it will be more characterful and contextual. Additional cues for façade detailing should be inferred from neighbouring residential development.

The prevalence of floor to ceiling glazing should be reconsidered, to prevent overheating.

Conclusion

The Camberwell Society welcome the re-development of the site as a mixed-use scheme. The scheme proposes a high-quality community space for the Hollington Youth Club, and an improved public realm, which is supported.However, there are concerns about the quality of accommodation, issues of overlooking and separation distance, and materiality and detailing proposed for the residential component. For these reasons, the Camberwell Society objects to this application.

21/AP/1254/5: 5-7 COTTAGE GREEN AND 69 SOUTHAMPTON WAY LONDON SOUTHWARK SE5 7ST

COMMENT ON REVISED PROPOSALS MAY 2022

Two changes have been made to the proposals:

1. Reduction in the height of blocks A and B towards the centre of the site from 7 storeys to 6. This is a step in the right direction but these blocks are still over dominant in their context. The height to the blocks should be reduced to 5 storeys.

2. The increase in the size of the open space at the junction of the two passageways is welcome if limited.

Changes that would improve the scheme:

1. Reduce the height of the block facing Cottage Green to 3 storeys – 4 stories is over dominant in relation to the adjacent buildings.

2. Introduce some colour and variety into the street elevations of the two blocks.

The Camberwell Society objects to this revised application for the above reasons

Champion Hill, Seavington House 22/AP/0174

Demolition of 16 garages and 10 bedsits and redevelopment of the site for the construction of 5 terraced three storey houses and a 19 unit four storey block of flats providing a total 24 new homes at 100% social rent | Seavington House Champion Hill London Southwark

It is disappointing that, having withdrawn its 2018 on this site Southwark has submitted a new application which repeats and emphasises the faults of the original.

The principal technical problem remains the proximity of the 5 x 3 storey houses proposed in the current application to the permitted development at 1A Dog Kennel Hill. They would be between 10.5m and 12.7m from the houses, whereas, according to Southwark’s guidelines, this distance should be 21m.

The result is that 17 of the 27 windows to habitable rooms in the north elevation of the 1A Dog Kennel Hill houses would lose more than 20% of their daylight, which according to the Building Research Establishment would be noticeable and produce an adverse effect.

The proximity of the proposed development to 1A Dog Kennel Hill would also affect the privacy of the future residents of the houses. The Planning Statement attached to the application suggests that the scheme has been designed to avoid direct overlooking, but it is difficult to see how this can be the case where 24 new windows onto habitable rooms in the proposed development face 27 windows onto habitable rooms at 1A Dog Kennel Hill.

The same factors of loss of daylight and privacy would of course also affect the future residents of the houses proposed in this application, with the additional disadvantage that 1A Dog Kennel Hill would cause them loss of sunlight, being on the south side of the new development, as well as loss of daylight and privacy.

The Champion Hill estate is composed of free-standing blocks in a park setting. As the Design and Access Statement points out the estate “has large areas of green open space around the existing buildings, however this seems under-utilised and large areas are fenced off”. Our solution would be to move the development, too big and too close to the road on its current site, to another part of the estate where more dwellings could be happily accommodated.

The Camberwell Society objects to this application.

21/AP/1342 | Burgess Industrial Park Parkhouse Street London SE5 7TJ

Application Reference: 21/AP/1342

Address: Burgess Industrial Park Parkhouse Street London SE5 7TJ

Proposal: Demolition of the existing buildings and redevelopment of the site to provide 386 residential units (Class C3), up to 4,410sqm of flexible commercial floorspace (Class E) and 112sqm of community floorspace (Class F) within 12 blocks of between 2-12 storeys (max AOD height 48.25m), with car and cycle parking and associated hard and soft landscaping and public realm improvements.

1. Height and Visual Impact

The tallest block has 12+1 storeys (48.25m, more than 6m taller than the refused scheme), which in our view is too high and extremely overbearing.

As per our previous comments, it remains our opinion that tall buildings are not appropriate for this site as they will have a negative impact on daylight /sunlight. The proposed tall buildings will also appear over dominant in relation to the nearby Grade II listed former church of St George.

2. Exemplary Design

The amended plans do not suggest any improvements regarding the quality of the design, which would make it exemplary. The proposal, therefore, is not of exemplary architectural design as needed for tall buildings and would not comply with planning policies.

3. Transport Capacity

The revised transport assessment states that the site is ‘well connected to the surrounding public transport networks’, although the site is still located in an area with a very poor PTAL rating of 2.

The amended documents do not suggest a significant decrease in the number of proposed occupants, which means that the following conclusions made by the Transport Consultant John Russell in his review of the original appeal scheme remain valid:

‘With regards to journeys by rail, my analysis shows that the Appeal Site is remote from the four existing network rail / overground / underground stations. Three of these are more than twice as far away as the recommended reasonable walk distance with the fourth being just under twice as far away. My conclusion is that residents will choose not to walk to reach the railway stations but instead use other modes of transport, most probably local bus.’

‘With regards to journeys by bus, my analysis shows that 9 of the 11 bus routes relied on by the Appellant in assessing the impact on bus capacity are further away than the recommended reasonable walk distance. My conclusion is that residents are more likely to use the limited services provided on Wells Way than the more comprehensive services provided on Camberwell Road.’

Therefore, we still believe that the local bus network cannot accommodate the increase in commuters from the proposed scheme and other emerging developments nearby.

4. Conclusion

Based on the above observations and on the grounds of over-development, the Camberwell Society objects to this application.

Show more posts

22/AP/2069 Land Rear Of 163 Camberwell Grove London Southwark
Demolition of a garage and construction of a two bedroom house - re-applicationThe Camberwell Society considers that the revised application ...
21/AP/4490 | 56-60 Comber Grove London Southwark SE5 0LD
21/AP/4490Redevelopment of an existing community centre (Class F) to provide a six storey building with community centre (Use Class F) at ...
21/AP/1254/5: 5-7 COTTAGE GREEN AND 69 SOUTHAMPTON WAY LONDON SOUTHWARK SE5 7ST
COMMENT ON REVISED PROPOSALS MAY 2022Two changes have been made to the proposals:1. Reduction in the height of blocks A and B towards the ...
Champion Hill, Seavington House 22/AP/0174
Demolition of 16 garages and 10 bedsits and redevelopment of the site for the construction of 5 terraced three storey houses and a 19 unit ...
21/AP/1342 | Burgess Industrial Park Parkhouse Street London SE5 7TJ
Application Reference: 21/AP/1342Address: Burgess Industrial Park Parkhouse Street London SE5 7TJProposal: Demolition of the existing ...
21/AP/3255 – 137 Camberwell New Road
21/AP/3255 – 137 Camberwell New RoadErection of a two-storey rear extension in connection to the conversion of a single dwellinghouse ...
219 Camberwell New Road, London SE5 0TJ Ref 21/AP/3278
Construction of mansard roof extension to provide a three-bedroom flat, including the demolition of the existing ancillary buildings to the ...
21/AP/2982 37 Denmark Hill: Conversion of a store to provide a one bed residential unit
There is apparently development potential on this site, but this scheme does not make good use of it. What is proposed is a confusion of ...
21/AP/3468 32 Love Walk: Demolition of existing building and redevelopment to provide 5 residential dwellings
The committee mostly thought this a promising proposal. The new flats would take the place of a very dilapidated house not thought to have ...
21/AP/1342 | BURGESS INDUSTRIAL PARK - CAMBERWELL UNION - 386 RESIDENTIAL UNITS
Application Reference & Link: 21/AP/1342Address: Burgess Industrial Park Parkhouse Street London SE5 7TJProposal: Demolition of the existing ...
21/AP/1651/2 ​75-77 SOUTHAMPTON WAY, LONDON SE5 7SW
Application Reference & Link: 21/AP/1651Change of use from a 11-unit HMO (Hostel) (Sui Generis) into 6 self-contained flats (C3 Use Class), ...
1-13 SOUTHAMPTON WAY, SE5 7SW
Application Reference & Link: 21/AP/0451 The Camberwell Society provides an objection to this proposal. Whilst the Principle of Development ...
21/AP/1648 93 GROVE LANE LONDON SE5
Application Reference & Link: 21/AP/1648Change of use from a 14 unit HMO (Hostel) (Sui Generis) into 5no self-contained Flats (C3 Use ...
21/AP/1254/5: 5-7 COTTAGE GREEN AND 69 SOUTHAMPTON WAY LONDON SOUTHWARK SE5 7ST
Demolition of existing structures, including removal and alterations to the flank elevation of grade II listed no. 73 Southampton Way, and ...
20/AP/2768: MAPOTHER HOUSE MAUDSLEY HOSPITAL DE CRESPIGNY PARK LONDON SOUTHWARK SE5 8AF
Demolition of the Michael Rutter Centre, Mapother House and Professorial Building and construction of 3 new buildings fronting De Crespigny ...
25-33 PARKHOUSE STREET- JOSEPH HOMES 20/AP/0858 - REVISED DRAWINGS FEBRUARY 2021
The redevelopment of the site to provide a mixed-use development comprising buildings up to 11 storeys in height and accommodating new homes ...
20/AP/2633 | LAND TO THE REAR OF 163 CAMBERWELL GROVE LONDON SE5 8JS
20/AP/633 Demolition of garage and section of curtilage listed wall and construction of a 2 storey plus basement residential ...
20/AP/0887 | BROOKE HALL 17 FLODDEN ROAD, LONDON, SE5 9LH
Application Reference & Link: 20/AP/0887Construction of a fifth floor extension to Blocks B, C, D, E and F, a fourth floor extension to ...
20/03257/FUL | GEOFFREY CLOSE ESTATE, OFF FLAXMAN ROAD, CAMBERWELL, LONDON
20/03257/FULDemolition of all existing buildings and the comprehensive redevelopment of the Geoffrey Close Estate comprising the erection ...
20/AP/2768 | MAPOTHER HOUSE MAUDSLEY HOSPITAL DE CRESPIGNY PARK, LONDON, SE5 8AF
20/AP/2768Demolition of the Michael Rutter Centre, Mapother House and Professional Building and construction of 3 new buildings fronting De ...