Key Objections

Please also view:

View a list of Key Objections - Planning Support Statement

View a list of Key Objections - Noise Report

View a list of Key Objections - Design Statement

View a list of Key Objections - Transport Assessment

View a list of Key Objections - Urban Microclimate

Consultation and Engagement with the Community

Siting of the Proposed Development

1. The London Borough  of Lambeth's Unitory Development Plan states that hotels should not be located in predominantly residential areas. The area surrounding the Oval is:

·         predominantly residential

·         very densely populated

·         has two housing estates flanking the two sides of the Oval

·         has six schools surrounding the Oval

 2.       The proposed building

·         Has been crammed into an area which is very compact and impractical, forcing it to the limits of the boundary wall

·         Is far too close to residents.

 Design of the Proposed Development

• higher than all neighbouring households and will tower over them
• mass or bulk of the proposal is larger than the surrounding buildings
• extremely close to residents
• Not a world class development
• Building to the legal minimum with nothing new or groundbreaking
• Does not match or balance the OCS stand.

External appearance of the Proposed Development

• Not fitting with the appearance of buildings currently in the area

Loss of Sunlight or Daylight

• due to it's mass, height and proximity it will have a block sunlight and daylight for residents of both Lohmann House and Lockwood House
• Particular impact on those residents living on the lower floors of Lohmann House, which is situated at the narrowest section of Kennington Oval.  The sun on ground models taken at Spring Equinox demonstrate that ground floor flats will be in shade from 12 noon (midday).  This would be the case all the way through winter.
• Currently the large buildings are positioned much further away from Lockwood House and in front of Lohmann House there is a 1 storey brick fence with a low stand freely allowing light.
• Call for Lambeth Council to commission an independent light survey

Loss of Privacy

• Loss of privacy for residents due to windows of the hotel facing onto Kennington Oval where not previously overlooked.
• Loss of privacy equating to loss of security and personal safety due to passing strangers staying at the hotel looking into the flats in Lockwood and Lohmann Houses.
  • Children
  • Single women
  • Increased burglaries

Likelihood of Undue Noise or Fumes

 Definite:

• Introduction of large lorries and delivery vehicles to Kennington Oval, Bowling Green Street and Clayton Street due to the type of deliveries a hotel requires resulting in increased noise levels.
  • At potentially unsociable hours early morning or late at night
  • through out the day
  • weekends
  • children concentrating in schools will be affected
• Increase in noise levels (vehicles and pedestrians) for Lohmann House due to the new service delivery entrance in Kennington Oval directly outside Lohmann House

  Access Gate A (Kennington Oval/Clayton Street junction beside Lohmann House):
  To serve waste filling facility pick up and drop off, bottle bank filling, and compactor use.
  An array of vans and lorries servicing the facilities would gain access here also.
  
  Access Gate B (Kennington Oval/Bowling Green St. also beside Lohmann House and close to Lockwood House):
  Deliveries of food and drink (including draught and bottled beer), deliveries and picking up of laundry, general supplies (e.g tea, coffee, stationary, chemicals etc.). Servicing a 170 room hotel would demand a great deal of steady increased activity here.
   

  • At potentially unsociable hours early morning or late at night
  • through out the day
  • weekends
  • Noise of lorries
  • Noise of gates opening and closing
  • Noise of actual items being delivered – crates full of glass bottles

  This means that contrary to what SCCC stated originally, all hotel service traffic would enter at these two points, and will be forced to manouevre into exceptionally small bay areas. The additonal delivery/servicing traffic would also be entering these points via the small side streets: Clayton Street and Bowling Green Street, which would result in a steady stream of traffic straight through our estate.

   Henry Fawcett Primary School is on Bowling Green Street, already well used by parents dropping off and picking up their children. Clayton Street has the new School Children's Centre there with it's windows directly next to the street and speed ramp where traffic would be forced to gather. The dangers of this seem obvious to us, and the additional noise and fumes would demand keeping windows closed.

  Those two sidestreets also contain the entrance and exit points to six residential blocks (Lohmann Hse, Reed Hse, Kilner Hse, Sherwin Hse, Hornby Hse, and Key Hse) with Lockwood, Alverstone and Blythe House's entrances being on the linking street directly off Bowling Green Street.
   

• Rise in fumes due to the additional service delivery vehicles in a now very low trafficked area.
• Hotel with 170 rooms, 340 Guests average, 100 staff. The Transport Assessment predicts 150 more people walking in the area everyday.
  • More rubbish in the area
  • More noise late at night from guests and staff
  • 100 staff using entry next to Lohmann House
  • Decrease in pedestrian safety as increase in strangers in the area.

 General Point – the noise and fumes on the Clayton Street side of Kennington Oval is currently no where near the level of the red route on the other side of the Oval.  There will be a distinct loss of lifestyle to hundreds of residents if this changes.

View a list of Key Objections - Noise Report

Adequacy of Proposed Parking and Access Arrangements

• Limited spaces for service vehicles within the development will mean increased parking on the streets
• Access for service vehicles is hard to gain. This will create congestion problems
• No staff parking
  • More pedestrians
  • Less on street parking for residents

Effect of Additional Traffic

• Increased danger for a predominately pedestrian community in Bowling Green Street and Clayton Street
• Increased Traffic Noise due to hotel deliveries and clients
• Detrimental change in traffic type due to commercial deliveries as currently primarily local traffic (entrances to seven blocks of flats) in Bowling Green Street and Clayton Street
• Increased danger for children in Clayton Street - Henry Fawcett School
• Increased danger for children in Bowling Green Street - School Children's Centre

• Increased noise levels in Bowling Green Street and Clayton St due to service delivery entrance in Kennington Oval directly outside Lohmann House
• Increased noise levels for Lohmann House due to service delivery entrance in Kennington Oval directly outside Lohmann House

• Rise in fumes due to the additional service delivery vehicles in a now very low trafficked area.
• Currently no right turn into Kennington Oval north bound at the Pavilion end, much of the traffic will need to pass Grace House, Oval Mansions, Read House, Lohmann House and Lockwood House to access the hotel.

Effect on Trees

• Loss of existing light levels for the trees in Kennington Oval which may cause the trees to wither or die.
• Loss of existing light levels for the trees in Lohmann House communal area along Kennington Oval which may cause the trees to wither or die
• Loss of existing light levels for the trees in Lockwood House communal area along Kennington Oval which may cause the trees to wither or die

General

 The historical outlook of Lohmann House has been one of open space for 75 years.  Historical outlook is part of the area’s amenity which should be protected.

 No Environmental Impact Assessment has been completed for this proposal.  Call for one to be commissioned. This would be in line with the Duchy’s principles.