This post follows on from an earlier post about the proposed changes to the Coburg Crescent resouce centre. The changes proposed for the first floor are shown in the plans below:
The main change, in respect of community provision is a reduction in the size of the shop floor from 82 to 54.7 square meters. This is mainly due the stock room being moved from the ground floor to the first floor. The stock room has also shrunk – from 53 to 34.3 square meters.
These changes were presented to the planning case officer on 12 July 2018, but PRERA only heard of these changes in July 2019, when letters were sent to some residents. The deadline for us to comment is 26 July 2019.
There are many documents related to this variation available at the council’s planning website. The covering letter gives the rationale for the changes:
In parallel with the process of determination for the planning application, the project was being priced by the appointed Contractor. Unfortunately, the estimated cost was significantly over budget and as a result it was necessary to undergo a period of value engineering.
Details of the variation are summarised by the council as:
Condition 2: The proposal seeks the following revisions to the approved drawings: – reduction the massing of the building: – removal of shop storage and plant room from ground floor level and re-provision of storage room at first floor level; – revised the internal layout and external design; – additional stair core in the building, – enlarged outdoor courtyard space; and – changes to the external cladding material from clay tiles to a metal shingle cladding in a similar colour.
Conditions 17 and 18: Revised wording to allow additional time for BREEAM certificates.
Condition 5, 8 , 9 and 15: Details have been provided to satisfy the requirements of these conditions.
The following images illustrate the changes to the external appearance of the building:
The most significant change, as far as the appearance of the building goes, may be the change in cladding material from clay tiles to metal shingles, hung at a 45 degree angle. The pictures also illustrate something of the reduction in size of the building, as now proposed.
The changes to the internal layout of the building are explored in separate posts detailing the changes to the ground, first and second floors.
At the end of August the Lambeth Council Planning Committee issued a decision notice on the application to build a new resource centre on Coburg Crescent. As expected, permission was granted, subject to conditions.
There are many important conditions, but a key condition for us, in terms of being able to use the new building, is number 22:
Prior to the occupation of the development hereby permitted a Community Use Agreement shall be submitted to and approved in writing by the local planning authority confirming that the community space will be made available for hire and use by the local community and community groups, subject to the normal operational constraints of the day centre service and with due consideration given to the need to safeguard the users and residents of the Resource Centre. The development hereby permitted shall thereafte be operated in accordance with the approved details.
Given that this new development was only made possible by demolishing our community hall, we have argued strongly that we should be able to use the communal facilities in the new building (café and community space) freely and without charge.
The Planning Application Committee meeting relating to the new Resource Centre on Coburg Crescent takes place this coming Tuesday, 23rd January. Details of the meeting can be found here. Both our chair, Rob, and our local Councillor, Liz Atkins, will be speaking at the meeting. They will be requesting that the community space within the new building is available for the use of PRERA, free of charge. This would be partial compensation for the destruction of our tenants’ hall.
If anyone can spare the time to come along to the meeting to support Rob and Liz, that would be much appreciated and may improve the chances of succes.
Following a query to the planning department, notices of the planning application for the new building on Coburg Crescent have now been posted on site. This has extended the deadline for comments on the application until the 11th October. To make comments, visit the planning website here or email firstname.lastname@example.org, quoting 17/03981/RG3.
Lambeth’s retrospective planning application for moving the heating pipes for the flats to the exterior walls has recently been decided. On 17th January 2017 permission was granted for this work. Most of the work has already been carried out several years ago, but the application also covers replacing the plywood cladding with painted metal cladding. This is because the wooden cladding was insufficiently weather resistant and is disintegrating.
One of the conditions on the decision notice is “All existing brown painted timber cladding shall be replaced with brown powder coated metal cladding within 6 months of the date of this decision.”, so work should commence soon.
More details can be found on the Lambeth Planning Applications Database. The reference number for the application is 16/05754/RG3 and it is called “Retrospective planning application for the retention of a new external heating distribution system and external pipework together with alterations to the pipe cladding installed to the external elevations of Ducaval, Baly, Ponton and Despard Houses on the Palace Road Estate. – Baly, Ponton, Ducavel And Despard Houses, Palace Road Estate London SW2”.