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.