Just to tick a few boxes. I've been to several. All a complete waste of time.
4.6 6 units would be affordable, comprising 4 social rented units (3 two-beds and 1 three-bed)
and 2 shared ownership units (a studio and a one-bed) grouped together on the second
and third floors (a total mix of 1 x studio; 1 x one-bedroom; 3 x two-bedrooms & 1 x three
bedroom). This is based on a developer profit of 17.5% on the market housing and will be
subject to a review mechanism.
4.7 Ancillary pub landlord accommodation at first floor (2 bed apartment), to be secured via
s.106.
4.8 Private residential amenity space in the form of balconies (at least 10sqm each).
4.9 Communal residential amenity space on the rooftop totalling approximately 204 sqm,
including outdoor amenity space, outdoor children’s play area, indoor children’s play area,
storage and DDA compliant WC.
Its that the results were accurate representation of my memory of the consultation. Yet Lambeth planning officers who must have seen these results are supporting the scheme.
The planning officers are supposed to be on residents side. Or so I thought. Pre application consultation should be taken into account by officers.
It's almost like they don't care about local residents when there's a big bucks developer in town!Lambeth planners are on the side of Lambeth planning!
Objections that aren’t focussed purely on planning issues are very rarely taken into consideration. If it’s a high profile case (like the previous attempt on 414) and the objections can be tied to a council policy they may have to listen but otherwise they just ignore what they consider ‘emotive’ objections.
Makes it very hard for lay people without design or planning knowledge to object, particularly now when they seem to have dropped the need to notify local residents.
Lambeth planners are on the side of Lambeth planning!
Objections that aren’t focussed purely on planning issues are very rarely taken into consideration. If it’s a high profile case (like the previous attempt on 414) and the objections can be tied to a council policy they may have to listen but otherwise they just ignore what they consider ‘emotive’ objections.
Makes it very hard for lay people without design or planning knowledge to object, particularly now when they seem to have dropped the need to notify local residents.
6.25 Local Plan policy H2 (Delivering affordable housing) states that the Council will seek the
maximum reasonable amount of affordable housing when negotiating on individual private
residential and mixed-use schemes, at a borough-wide target of 40% (without public
subsidy) on sites capable of accommodating 10 or more homes. The policy targets 70 per
cent of new affordable housing units to be social and affordable rent and 30 per cent
intermediate provision.
6.26 Of the 35 units proposed (excluding the pub landlords flat), 6 units would be affordable,
comprising 4 social rented units (3 two-beds and 1 three-bed at 67% of the AH offer) and 2
shared ownership units (a studio and a one-bed at 33% of the AH offer) grouped together
on the second and third floors (a total mix of 1 x studio; 1 x one-bedroom; 3 x two-bedrooms
& 1 x three bedroom). This equates to 17% of the scheme by habitable room and unit with
an affordable housing split of 66%/33% in favour of social rent.
6.27 This is based on a developer profit of 17.5% on the market housing and will be subject to a
review mechanism. It is the in-principle position that has been agreed between the applicant
and the Local Planning Authority, supported by the development viability advisors
representing the applicant and the Council (Savills and BNPP respectively).
6.28 The accompanying Development Appraisal of the agreed mix of affordable housing
prepared by Savills shows a financial deficit in the scheme of circa £370,000 (A Residual
Land Value of £60,000 compared to a Benchmark of £430,000). Despite this financial
deficit, the applicant has agreed to deliver the affordable housing as proposed and will
deliver on this by sacrificing profitability from the project.
6.46 In terms of Townscape, the assessment demonstrates that the proposed scheme has been
significantly informed by thorough analysis of the surrounding local context and townscape
character, in order to develop a proposal which will form a high-quality addition to the local
area and enhance local distinctiveness. Furthermore, the building will be of the highest
quality architectural design and offers the opportunity to significantly enhance the street
scene and public realm and provide a sensitively designed marker for the Estate. This will
encourage movement toward and better reveal the Loughborough Road location, thus
contributing towards distinctive place-making opportunities and the wider aspiration for the
regeneration of Loughborough Junction as a place of destination.
2.1.1. Savills provided a Viability Assessment that concluded that the scheme was not able to provide any
affordable housing.
2.1.2. BNPP were instructed by the London Borough of Lambeth to review our Viability Assessment. Their
initial assessment suggested that the proposed development produced a surplus that equated to 11
affordable units based on a tenure split of 70/30.
2.1.3. However, after further evidence was provided BNPP’s surplus was reduced to six Shared Ownership
units and a £260,000 payment.
2.1.4. The Applicant and the LB of Lambeth alternatively agreed a differing affordable tenure mix which is
detailed in the following section.
This company behaves like a prostitute, advising Lambeth Council and simultaneously doing its level best to ensure no social housing ever gets built.I looked at the viability document. They hired Savills , one of the biggest property companies to reduce the affordable element.
I looked at the viability document. They hired Savills , one of the biggest property companies to reduce the affordable element.
For those who don't know large development like this should have 40% affordable. However the developer can argue that the development would not be "viable" is not profitable enough if it had 40% affordable.
Savills professional judgement was to reduce the affordable element to zero.
Counter viability appraisal from Council said 11 units affordable. This was less than 40%. Developer still argued.
So know it's six.
The unacceptable face of Capitalism. Its been good reading this application. Just shows how rubbish capitalism is .
Relevant excerpt from the doc:
That's brilliant!
I'm half way through doing a Buzz feature on this postcard. innit lovely?!
Viability Assessments are a massive con, and everyone in the industry knows it.
Isn't it about time the councillors forced the planning officers to provide more social housing?The officers report pack for the planning application committee came online Friday.
Officers recommend approval. Ive started to read it. I put in comments on low level of affordable housing. Notice in 10.1 section of report The Mayor has objected to the low level of affordable housing the officers have agreed with the developer. Recently was told by a senior planning officer that the Council had "robust" policies on affordable housing. Doesn't look like it to me. Its still 17% of the housing.
The report pack does contain all main objectors comments in full. LJAG/ Brixton Society and Helen Hayes MP.
The officers report for the meeting is a justification for the officers decision to recommend approval, information for Cllrs on the PAC on the application and officers response to criticisms of the the application.
The report is useful too read as contains a lot of info about the proposal and objections.
The developer has failed in its duty to plan with the local community
[Officer comment – the developer has provided a statement of community involvement which
does demonstrate that there has been pre-submission consultation with residents. The NPPF
requires that developers engage with the local community. It does not require developers to
plan with the local community]
- Need for LJ Masterplan to come forward with land use zones for appropriate provision of
housing and transport, rather than piecemeal development.
[Officer comment – noted, however, the masterplan does not carry any weight at this time]