This site is currently under Construction

Planning Supporting Statement Key Points

 The SCCC state that:

• The building is of high architectural quality and will provide significant visual, environmental and regenerative benefits to the community.  The hotel has been designed to compliment the existing built form of the area.  Its height is entirely in accordance with the residential flats opposite.
• The proposed development will represent an increase in height above the existing stands.  However, set against the height of the residential buildings opposite and the absence of a detrimental impact upon overshadowing or adverse affects ensures that the new stand would not detract from the character and appearance of the surrounding area.

 We do not agree that it is of high architectural quality and it will have detrimental affects, especially on the neighbouring residential area in terms of the sense of enclosure and the dominant and oppressive feel that the building will create.  Its height, 29.3metres above pavement level is not in accordance with the residential flats.  Their own noise report (part 4.7) states that the top floor windows of Lohmann House are 13.8 metres above pavement level.

The SCCC state that:

• The impact on daylight and sunlight study shows that there will be no adverse impact upon residential properties
• Based on the conclusions from the environmental noise impact assessment and the daylight and sunlight study, it is considered that the proposed development will not have an adverse affect on the amenity of residential properties.

 However the studies clearly show that many households in Lohmann House will be affected with a noticeable decrease in light to their windows.  UfO must request an independent report be obtained by Lambeth Council.

 Lohmann House will also be affected by the increase of noise to the area.  Please see Key Objections – Noise Report

The SCCC state that:

Daylight

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In accordance with the criteria set out in the BRE (Building Research Establishments) Guide, the DPA study provides an assessment of daylightas a percentage of the total sky that provides direct skylight to a window, which is referred to as the 'vertical sky component' (VSC).  If the VSC is greater than 27% then it is considered that sufficient skylight should still be reaching the windows of the existing residential properties. Equally surrounding residential properties are unlikely to experience noticeable diminuation if the reduction is 0.8 times or better of the original value.

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Currently all windows within the vicinity of the proposed development enjoys at least a 27% VSC. In seven of the 12 survey areas, a 27% VSC will be retained. However in five of the 12 areas, the VSC would fall below this level and the difference is greater than 0.8.

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However the benchmark figures quoted remain guidelines and are by no means prescriptive and further investigations may be necessary. In this case average daylight factors were calculated and concluded that the said windows would not be detrimentally affected by the proposal. In  any case, the report identifies that windows that experience at least 20% VSC will continue to enjoy a good levels [sic] of daylight. The VSC level to the five affected windows would be at least 22% which would represent a fairly good overall figure, particularly within London.
 

The design is actually going BELOW the recommended guidelines in places (such as the ground floor flats probably). In five out of 12 windows they are below 27% (which is the guideline) and "....further investigations may be necessary." They state that the benchmark figures quoted remain guidelines and are not prescriptive. So they are already taking the lowest possible guidelines and go below them (as with the noise) This is hardly WORLD-CLASS!! nor sensitive and caring for the community.

The SCCC state that:

• The sun on ground models taken at Spring Equinox demonstrate that because the hotel and stand are located to the north of the residential blocks, the impact to them in terms of lost sunlight and shading would be minimal.

 The hotel and stand are situated to the southwest of Lohmann House.

The SCCC state that

• The proposal will not generate any additional noise over and above the existing use
• The report cannot at this stage form any conclusion as to the noise levels from the plant, as it is not known what equipment this will be.

 Deliveries will be made to the hotel gate outside Lohmann House between 0660 and 2300 and to the bottle bank, compactor and waste facilities gate (at the Clayton Street end of Lohmann) between 0700 and 2300. (0700 and 2300 are termed ‘daytime hours’.)

 Deliveries to this end of the ground are currently via the main gates and can be accessed at any time of day and night apparently, so they are saying that this would ‘represent an improvement to the locality’.

 It must also be noted that the noise levels given in the report were taken from the wrong locations to be of felevance3.  One location is the busy junction of Kennington Oval and Harleyford Road and the other by Lockwood House.  As we all know, apart from on big match days, the noise levels outside Lohmann House are incredibly low.  We have little traffic on Kennington Oval or the side streets.  UfO must request an independent report be obtained by Lambeth Council.

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Further Information regarding the Planning Support Statement below.

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We're losing our Outer Space