Site Allocation Policy

Proposed Policy wording for Site 18

Land uses

The site has potential for comprehensive, mixed-use development, but given the multiple land ownerships it is likely to come forward in phases. Each phase of development should contribute to and help deliver the overall vision for the site as a whole. Proposals for any part of the site should not compromise or restrict delivery of the overall vision.

The site as a whole has potential to accommodate approximately:

• 390 to 470 self-contained residential units (gross)

• 5,000 sqm to 7,000 sqm GIA of commercial/community floorspace.

A mix of unit sizes and types should be provided along Norwood Road. Uses will be restricted through conditions to ensure at least 50 per cent of units are in shop use within the primary shopping area, alongside other town centre and community uses that diversify and activate the high street.

Space provided behind the Norwood Road frontage can be fully flexible within Class E and could include some space within Classes F1 or F2 if the uses are appropriate to the town centre location. There is a particular opportunity to provide flexible workspace for creative businesses, to enhance the growing cluster in West Norwood and Tulse Hill.

Affordable housing

The affordable housing threshold will range from 35 per cent to 50 per cent as the site is in a mix of private and public ownership.

The affordable housing threshold for each phase of development will be calculated pro rata according to the proportion of private and public sector land involved in that phase, following the approach in the GLA Practice Note ‘Threshold Approach to Affordable Housing on Public Land’ (July 2018) or any subsequent updated guidance.

If redevelopment proposals involve existing affordable housing, the requirements for reprovision set out in London Plan Policy H8 will apply.

Social infrastructure

The requirements of Local Plan Policy S2 in relation to new social infrastructure and assessment of anticipated impacts on existing social infrastructure should be addressed.

Employment and skills

Development should maximise local employment opportunities and help address skills deficits in the local population. This is to be achieved through meeting the requirements of Local Plan Policy ED15, including agreement of an Employment and Skills Plan.

Digital connectivity

Provision for digital connectivity infrastructure is required in accordance with Local Plan Policy T9 and London Plan Policy SI6.

Heritage assets

Development should preserve or enhance the significance (including setting) of all heritage assets. Particular regard should be paid to:

• St Luke’s Church, Knight’s Hill (Grade II*)

• West Norwood Conservation Area

• West Norwood Cemetery (registered landscape) 

Building heights and views; townscape

The central part of the site is appropriate for a tall building of a general building height of 36m (81m AOD), adjacent to a new public space. Other buildings slightly exceeding the threshold definition of tall buildings in this part of the borough (25m) may be acceptable in the central part of the site.

The rest of the site is suitable for buildings of around 15m (57m AOD) to 21m (69m AOD), to create a coherent roofscape rising from the perimeter street frontages to a single highest point within the site.

Development should also address the following principles:

• no harm to views affecting heritage assets

• provide a clearly defined parapet line to Norwood Road to respect context and create a balanced townscape with the Victorian frontage opposite

• activate ground floor uses along Norwood Road, as well as at public spaces and key routes through the site

• provide a varied roofscape for visual interest in townscape views

• use brick as the principal building material to reinforce local distinctiveness

Transport, movement and public realm

Local Plan and London Plan parking standards will apply. All other Local Plan transport policies, plus Local Plan Policy Q1 on inclusive environments and Policy Q6 on urban design in the public realm should be addressed.

Development should provide a network of new and reconfigured existing streets to increase permeability through the site. This should include:

• a reduced number of vehicular access points and no servicing from Norwood Road

• servicing accommodated on site, with all vehicles able to enter and exit in forward gear; potential to reduce servicing vehicle movements through freight consolidation should be fully explored

• a new service road to link York Hill to Lansdowne Hill, designed safely to accommodate pedestrians and cyclists

• improvements to east-west pedestrian and cyclist connections between the York Hill Estate and Norwood Road, including from Chatsworth Way

• a potential secondary east-west access for disabled parking and residential servicing, in addition to pedestrians and cyclists

• control of routes within the site to prevent ‘rat-running’ by vehicles seeking to avoid signals on Norwood Road

• new and reconfigured roads should be tree-lined and include separate roadway and footways

At the southern end of Norwood Road, the building line should be set back to provide enhanced public realm with highway improvements to walking and cycling as part of the Healthy Route Network.

High quality public realm should be provided within the site to serve the whole community. A new public space should provide a focal point for the town centre, preferably adjoining the largest buildings.

Community safety

The building design must consider the need for any enhanced protective security measures that could increase community safety and prevent crime in light of Policy Q3 Safety, Crime Prevention and Counter Terrorism. The applicant must consider the perceived threat and vulnerability of a development based on its location and whether the site includes any crowded places or Publicly Accessible Locations (PALs). The applicant must liaise with Metropolitan Police Service (MPS) Counter Terrorism Security Advisers (CTSAs) early in the planning process to determine whether enhanced security measures are required. Design principles set out in Secured by Design should also be addressed early in the design process in discussion with MPS Crime Prevention Design Advisers.

Development must ensure that residential streets are legible, they benefit from good natural surveillance and include prominent entrances with defensible space to the street.

On-site residential amenity

Residential accommodation should meet all relevant internal and external amenity standards and requirements as set out in London Plan and Local Plan policy and guidance.

Neighbour relationships

The scheme should be designed to cause no unacceptable impacts on existing neighbours adjacent to the site, including overlooking, loss of daylight, overshadowing and noise pollution.

Particular regard should be paid to the relationship with sensitive residential neighbours on Lansdowne Hill, Norwood Road, York Hill and the York Hill Estate.

Flood risk mitigation

Development must comply with Local Plan Policy EN5.

Site-specific Flood Risk Assessment (FRA) and Drainage Strategy that demonstrates conformity with national and local standards and policies for sustainable surface water management will be required to support any planning application.

Sustainable Urban Drainage Systems will be required as per the requirements on the NPPF. The discharge rate should be restricted as close as reasonably practicable to the greenfield rate. The use of blue or green roofs, and blue/green infrastructure in open spaces are ideal for this location to achieve this and should be considered.

The approximate greenfield runoff rate is QBar=7.27l/s.

Energy and sustainability

Development should be exemplary in meeting the net zero carbon requirements of London Plan Policy SI2 as well as Local Plan Policy EN3 and Policy EN4. Every effort should be made to maximise the contribution towards achieving net zero emissions on site rather than through off-setting. London Plan policy and guidance on Whole Life-Cycle Carbon Assessments should be followed.

Waste management

Waste management and refuse and recycling storage are required to comply with Local Plan Policy EN7 and Policy Q12. Refuse and recycling storage and servicing must be accommodated on site.

Air quality

Air quality should be addressed in accordance with London Plan Policy SI1 and Lambeth’s Air Quality Action Plan.

Access to open space and nature conservation

Development should address existing open space deficiency by meeting the requirements of Local Plan Policy EN1(d).

Urban greening and trees

High value trees should be retained and new streets should be treelined. Where possible, there should be improved tree planting on Norwood Road.

The Urban Greening Factor (UGF) target score is 0.4 for predominately residential schemes and 0.3 for predominately commercial schemes as set out in London Plan policy and guidance. Significant levels of greening should be provided throughout new areas of public realm, including the new public space.