24/AP/2820
1 Wood Vale London Southwark SE23 3DS
Demolition of existing single storey dwellinghouse (use class C3). Construction of a three-storey block of flats (with an additional lower ground floor) comprising four self-contained flats (use class C3). Associated works include landscaping, cycle parking and refuse storage.
In the absence of a factually accurate financial viability assessment, an independent review, agreed heads of terms and completed legal agreement, the proposed development fails to provide the maximum amount of affordable housing (social rented and intermediate housing) either by way of on-site provision or by way of payment in-lieu. Thus, contrary to the National Planning Policy Framework (2024) and Southwark Plan (2022) Policy P1 'Social rented and intermediate housing'.
The proposed development fails to provide adequate provision of communal amenity space in part due to excessive scale and massing on a plot that does not support such level of development, with no mitigation provided (i.e. payment in lieu of on-site provision, agreed heads of terms and completed legal agreement). Thus, contrary to chapter 12 'Achieving well-designed places' of the National Planning Policy Framework (2024); policies D3 'Optimising site capacity through the design-led approach', D4 'Delivering good design' of the London Plan (2021); policies P14 'Design quality' and P15 'Residential Design' of the Southwark Plan (2022).
The proposed block exemplifies a poor quality of architectural design and with little regard to local distinctiveness. It would appear out of keeping with the surrounding pitched roofs in particular and includes protruding balconies of visually intrusive design (which would likely be visible from Lordship Lane during winter months). The drawings are poorly detailed with no indication of materiality or accurate depiction of the topography along Wood Vale. As such, the proposal fails to comply with Chapter 12 'Achieving well-designed places' of the National Planning Policy southwark.gov.uk 2 Southwark Council, www.southwark.gov.uk/followus London SE1P 5LX Framework (2024); policies D3 'Optimising site capacity through the design-led approach', D4 'Delivering good design' of the London Plan (2021); policies P13 'Design of places', P14 'Design quality' of the Southwark Plan (2022).
The proposed block, by infilling the majority of the plot at three storeys' height plus basement, is considered overdevelopment of the site. It fails to respond positively to the local townscape which is characterised by a relatively low plot ratio (i.e. 563 Lordship Lane, 565 Lordship Lane and Wakefield House, Wood Vale). As such, the proposal fails to comply with Chapter 12 'Achieving well-designed places' of the National Planning Policy Framework (2024); policies D3 'Optimising site capacity through the design-led approach' of the London Plan (2021); policies P13 'Design of places', P14 'Design quality' of the Southwark Plan (2022).