The Oasis Centre, Lincoln House, 75 Westminster Bridge
Site addressThe Oasis Centre, Lincoln House, 75 Westminster BridgeRoad, London, SE1 7HSWardBishop’sProposalChange of use of the B1 (office) class use other than onfloors 2, 3 and 4 of the Kennington Road building to D1(education) class use along with minor alterationsincluding the installation of new open glazed windows withventilation louvres, external staircase with mesh cladding,refurbished courtyard area, car and cycle parking, theinstallation of 1x air handling unit at second floor roof.Application typeFull Planning PermissionApplication ref(s)13/04076/FULValidation date6th September 2013Case officer detailsName: Felicity RoseTel: 020 7926 1208Email: frose@lambeth.gov.ukApplicantOasis Academy UKAgentMr James Buckleytp bennettConsiderations/constraintsKennington Cross Neighbourhood AssociationSouth Bank Employers GroupTunnel Safeguarding lineEnvironment Agency Flood Zone 3Archaeological Priority AreaSmoke Control AreaCentral Activities zoneApproved plans2552-JW-001 P01, 2552-JW-003 P01, 2552-JW-004 P01,2552-JW-005 P01, 2552-JW-006 P01, 2552-JW-007 P01,2552-JW-101 P01, 2552-JW-102 P01, 2552-JW-103 P01,2552-JW-104 P01, 2552-JW-105 P02, 2552-JW-106 P01,2552-JW-107 P01, 2552-JW-108 P01, 2552-JW-109 P01,2552-JW-110 P01, 2552-JW-111 P01, 2552-JW-112 P03,2552-JW-113 P01, 2552-JW-115 P01, 2552-JW-116 P01,2552-JW-200 P03, 2552-JW-201 P01, Oasis AcademySouth Bank Draft School Management Plan - 21November 2013, Design and Access Statement – Phase 2– 02 September 2013, Planning Statement by tp bennett –September 2013, Flood Risk Assessment by Waterman –12th July 2013, Travel Plan by TPP – August 2013, Energyand Sustainability Statement by Hoare LEA – SeptemberFor advice on how to make further written submissions or to register to speak on this item,please contact Governance & Democracy by emailing democracy@lambeth.gov.uk ortelephoning 020 7926 2170. Information is also available on the Lambeth websitewww.lambeth.gov.uk/democracy
2013, Acoustic Strategy by Hoare LEA – August 2013,Letter from Mike Ibbott at tp bennett dated 21st November2013, Letter from Mike Ibbott (Transport matters) at tpbennett dated 16th December, Letter from Mike Ibbott(Planning obligations-proposed head of terms) at tpbennett dated 16th December 2013.Recommendation(s)Grant planning permission subject to conditions andcompletion of a S106 legal agreement.Background documentsCase File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)For advice on how to make further written submissions or to register to speak on this item,please contact Governance & Democracy by emailing democracy@lambeth.gov.uk ortelephoning 020 7926 2170. Information is also available on the Lambeth websitewww.lambeth.gov.uk/democracy
ConsultationDepartment(s) or Organisation(s)Consulted?(y/n)Date responsereceivedCommentssummarised inreport? (y/n)InternalHighways & TransportConservation & DesignPlanning policyStreetcareEducation – Estate Team EELPRegulatory Services Noise PollutionDesign Out CrimeUrban DesignClimate ConsultingYYYYYYYYY5 December 201322 November 2013None receivedNone receivedNone received15 November 201330 September 2013None received23 October 2013YYExternalAssociation of Waterloo GroupsLambeth Estates Residents AssociationWaterloo Community Development GroupFriends of Hatfield GardensFriends of Jubilee GardensFriends of Archbishops ParkKennington, Oval and Vauxhall ForumWaterloo Quarter BIDFriends of Lambeth High Street RecFriends of St John’s ChurchyardEnvironment AgencyLondon UndergroundTransport for LondonSouth Bank Employers GroupKennington Cross Neighbourhood AssociationThames WaterSouthwark CouncilYYYYYYYYYYYYYYYYYNone receivedNone receivedNone receivedNone receivedNone receivedNone receivedNone receivedNone receivedNone receivedNone received17 September 20134 October 20134 October 2013None receivedNone receivedNone receivedNone receivedBackground documentsPlease see section 3 of the report.YYY
1Summary of Main Issues1.1The main issues involved in this application are: Land use – whether the loss of B1 (a) use class would be acceptable and theacceptability of the proposed useAmenity implications for surrounding residents and provision of adequate playspaceTraffic and Transportation including highway and pedestrian safety2Site Description and background2.1The site is located on the south-western side of the intersection of WestminsterBridge Road, Kennington Road, Hercules Road and Baylis Road. The site isirregular in shape and excludes the Grade II listed tower of the formerChristchurch and Upton Chapel situated on the northern part of the site. The sitecurrently accommodates three existing buildings including the five storey officebuilding fronting Westminster Bridge Road, the Upton Church Hall and the partfive and part six storey building fronting Kennington Road. The WestminsterBridge Road building is part occupied for office purposes and part occupied byD1 use (educational) to accommodate the previously approved 120 students and16 staff in accordance with planning application ref: 13/02078/FUL.2.2All buildings are owned and occupied by the Oasis Charitable Trust (OCT) andforms their existing operational UK headquarters. Various tenants currentlyoccupy other parts of the building and agreements are in place for tenants tovacate the premises as the change of use progresses, subject to approval.2.3There is an existing self contained residential unit of 60m2 accessed by theWellington Mills Estate located to the east of the subject site. This unit is to beretained as part of this application.2.4As stated above, the existing accommodation is arranged across three distinctbuildings on the site being 75 Westminster Bridge Road, 1 Kennington Road andUpton Church Hall. Although the three buildings are physically adjoined and floorlevels are almost identical, the buildings are not connected laterally on each floorand each part of the building has its own separate street access. 75 Westminster Bridge Road is a 5 storey office building set in an ‘L’shape. Access to the building is gained from Westminster Bridge Road.Upton Church Hall occupies a double height space below the southernwing of 75 Westminster Bridge Road however with no internal accessbetween the two buildings. Access to the church hall is gained fromKennington Road via steps to a raised entrance with a skirting wovenconcrete screen. This entrance and church interior are locally listed.1 Kennington Road is a part five and part six storey building with a directlink to the church at ground floor level. This building has a separate streetaccess to Kennington Road.
The existing use of these buildings is shown in both the table and image below.2.52.6This application specifically relates to the second phase of Oasis proposals ofenlarged free school, their first being approved by planning application ref:13/02078/FUL under delegated powers on 16th July 2013 for the part change ofuse from an office (use class B1) to a free school (use class D1). Phase 1 relatedto part of the ground, second and third floor levels together with the open internalcourtyard area and vehicle driveway to Westminster Bridge Road. Phase 2 (thisapplication) comprises these areas with the addition of the remaining floor area ofthe Westminster Bridge Road building being the Lower Ground, fourth and fifthfloors and the existing chapel and chapel entrance and the Kennington Roadbuilding except floors 2, 3 and 4 which is currently permitted for office use.Surrounding development in and around the intersection of Kennington Road andWestminster Bridge Road is generally mixed use in nature. However, theadjoining property to the east of the site consists of a residential flat development.2.7Part of the northern boundary of the red outline site area adjoins the Grade IIListed tower of the former Christchuch and Upton Chapel building. The tower is adominant landmark feature on the corner of the intersection of the abovementioned roads. The façade of the existing church fronting Kennington Road isa locally listed building that replaced the former war damaged 19th centurychurch on the site and presents a striking woven concrete screen with curtainglazing behind. The site is located within the Central Activities Zone (CAZ),Environment Agency flood risk zone 3 and Archaeological Priority Area.3Planning History3.126th November 2013 – Application for Advertisement Consent granted for thedisplay of 1x banner and 1x canopy facia sign on front elevation (13/04077/ADV).3.222nd July 2013 – Conditional planning permission granted for the installation of anew glazed entrance screen, doors and canopy (13/02079/FUL).3.316th July 2013 – Conditional planning permission granted for the part change of
use from a office (use class B1) to a free school (use class D1) (13/02078/FUL).3.417th May 2004 – Conditional planning permission granted for a new wheelchairlift access to ground floor, including alterations to the front entrance, together withthe replacement of the existing single glazed steel Crittall window with doubleglazed steel Crittall window units (04/00764/FUL).3.522nd August 2003 – Conditional planning permission granted for the installationof three condenser units, two ground mounted/one wall mounted, in the courtyardcarpark to the rear of the building (03/01034/FUL).3.613th May 1999 – Conditional planning permission granted for the installation ofthree satellite dishes on the roof of the Linclon House building(98/02427/PLANAP).3.71st January 1986 – Conditional planning permission granted for the installation ofa new shopfront (86/01349/PLANAP).4Proposal4.1The proposal seeks full planning permission for the change of use of theremaining B1 (office use) of the Westminster Bridge Road building to D1(education) including the use of the existing church space as a shared multipurpose educational and ecclesiastical space and excluding floors 2, 3 and 4 ofthe Kennington Road building. Minor external alterations comprising of theinstallation of new open glazed windows with ventilation louvres, externalstaircase with mesh cladding, refurbished courtyard area, car and cycle parking,the installation of 1x air handling unit at second floor level are also proposed.The display of 1x banner and 1x canopy facia sign to the Westminster BridgeRoad elevation. Shown on the plans have been approved (see history sectionabove).4.2The proposed change of use aims to accommodate the staggered intake of afull 4-form entry cohort of 600 students (aged 11-16) and 72 staff members. Thebuildings offer approximately 6,000sqm of usable floor space and would requireminimal alterations (internal and external) to accommodate a secondary schooluse. The buildings are proposed to continue to accommodate Oasis’ establishedcommunity functions which include advice and community programs, a foodbank, meeting and conference spaces and a coffee shop. This part of theproposal will operate alongside the ‘Oasis Academy South Bank’ (OASB) aspart of this application.4.3The proposed new uses apply to 4,900m2 of the existing floor area and willinclude the facilities and accommodation as set out in the table below.UseOASBCommunity UsesResidential UseTotal floor areaDescription4-form secondary schoolChurch, meeting rooms and caféExisting residential accommodationArea (m2)4,325515604900
4.4As stated above, the free school will be operated by OASB who plan to continuestudent intake to a maximum of 600 students in total. Student numbers areexpected to reach capacity by September 2017. A yearly breakdown of this isshown below. Sept 2013 – first Y7 intake 120 pupils (as per 13/02078/FUL approval)Sept 2014 – next Y7 intake of 120 – total 240Sept 2015 – 360Sept 2016 – 480Sept 2017 – 6004.5The OASB would follow standard national school holidays. The core hours ofoperation for the Academy are 08:00 to 17:00. The addition of breakfast andafter school clubs will extend the day to 07:30-18:00 for some students. Breaksduring the day will allow for use of external areas; no ball games are proposedand all pupils would be required to stay on site during break times.4.6Oasis Academy UK have arranged to use outdoor space at Archbishops Parkand further arrangements to use outdoor space and sports facilities in the localarea are in the process of being arranged.4.7Parts of the ground and first floors with direct access to Kennington Road willcontinue to accommodate community uses such as a food bank, café, andmeeting rooms and are intended to be open after school hours for widercommunity use. The main hall will continue to operate as a church at weekends.A breakdown of these uses and times is set out in the table below.Proposed UseOasis Academy South Bank(Core Hours)Days of UseMon- FriOperating House08:30-17:00Oasis Academy South Bank Clubs(Breakfast and after school clubs)Mon-Fri08:00-08:30Oasis Academy sports ting UseReligious UseUpton Church HallDays of weekSat-SunOpening HoursAs existingCommunity use(Advice and community programs, FeedBank, Coffee Shop, Management andConference Space)Mon-Fri09:00-23:0017:00-18:00
4.8Minimal intervention to the existing building would take place, including signageto identify the building from Westminster Bridge Road for users and visitors dealtwith by 13/04077/ADV, new windows to all proposed occupied parts of thebuildings, a new external staircase, a refurbished courtyard area with gatedaccess points for student safety and vehicle separation and a new bin storagefence to Kennington Road elevation.4.9Within the courtyard is a proposed external staircase is intended as a secondarymeans of escape from the upper floors of the Westminster Bridge Building. Thiswould allow safe egress from all floors of the building and will replace, at groundlevel, the existing oil storage building which will be demolished. The steel stairstructure is proposed with a perforated steel mesh cladding, this will form anenclosed structure and is illustrated below.4.10 The Refuse and recycling storage area is currently located on Kennington Roadand it is proposed that this location is to be retained. However, the area wouldbe fenced and separated from the footpath using a screen gate to access.4.11 The installation of 1 air handling unit (AHU) located on the roof 75 WestminsterBridge Road adjacent to the church. This will enable effective ventilation of themore intensively-used teaching rooms and allow for improved energy efficiencyof the building. The AHU will be located below the parapet of the building andwill therefore not require any additional screening for visual amenity.4.12 External facades will have fixed windows with ventilation louvers glazed into theframe, for mechanical ventilation. All internal/courtyard-facing windows will have
opening windows for natural ventilation, without louvers. The new windows willenable effective ventilation of the building.4.13 The OASB is proposed to interface with commerce and expand the curriculumoffered to be part of the Waterloo community and be accessed on foot by themajority of its pupils. Oasis has had its headquarters in Waterloo since 2005,and the proposal would be part of its wider provision that includes OasisAcademy Johanna (formerly Johanna Primary School) as well as the OasisCollage of Higher Education with more than 250 students. A previous conceptwas accepted on principle to a site near by at Hercules House, however OASBwere unable to secure the site for development in the long term.5Consultations and Responses5.1The occupiers of a total of 280 neighbouring properties were notified of thisapplication.5.2A site notice was displayed on 18th September 2013.No. of Letterssent280No. of Objections1No. insupport0Comments-Objections:Council’s Response:Increased noisedisturbance toresidents withinthe surroundingarea withparticular concernto the courtyard,mesh claddedstaircase and airhandling unit.The school use is primarily contained within the existingbuilding. There would be a noticeable change from officeoccupants accessing the site to students and staff of aschool in morning and afternoon periods however, as theschool is a managed operation it is unlikely to result in anunacceptable impact on surrounding residents.The use of the courtyard as a play area together with thepotential reverberation of noise on existing buildings andwalls has been considered to be of concern to abuttingneighbouring properties. This scheme has been reviewedby Council’s noise team who have raised no objection tothis application subject to conditions surrounding the useof the play area during school times only, the supervisionof students during arrival, breaks and departure times andthe provision of an acoustic wall. This will be addressed bycondition in line with NPPF requirements.The Air Handling Unit is to be located some distance fromany surrounding residential uses. Council’s noise teamhave raised no objections to the AHU and it is consideredthat due to the location and positioning of the AHU this willnot result on an unacceptable impact on surrounding
uses.Additional stresson traffic5.3Due to the high PTAL it is considered that the proposal willnot have a significant impact on the existing trafficconcerns as it is anticipated that staff and students will notbe arriving at the site by car and there is adequate onsitecycle parking provision to meet London plan requirements.Internal consultationStreetcare: No representation receivedTransport/Highways: Comments discussed in main reportEducation – Estate Team EELP: no representation receivedRegulatory Services Noise Pollution: no objection, subject to conditionsDesign Out Crime Officer: no objection, subject to conditionsConservation and Design: no objection, subject to conditionsPlanning Policy: no representation receivedUrban Design: no objection, subject to conditionsClimate consulting: no objection, subject to conditions5.4External consultationAssociation of Waterloo Groups: No representation receivedLambeth Estates Residents Association: No representation receivedWaterloo Community Development Group: No representation receivedEnglish Heritage : No representation receivedFriends of Hatfield Green: No representation receivedFriends of Jubilee Gardens: No representation receivedFriends of Archbishop’s Park: No representation receivedKennington Oval & Vauxhall Forum: No representation received
Waterloo Quarter BID: No representation receivedFriends of Lambeth High Street Rec: No representation receivedFriends of St John’s Churchyard: No representation receivedEnvironmental Agency: The site is located in Flood Zone 3a, deemed to be at high riskand within an area benefitting River Thames tidal flood defences. No objection to thisapplication. In accordance with the submitted Flood Risk Assessment, the proposeddevelopment is acceptable on floor risk grounds.London Underground: No objectionTransport for London: Comments discussed in main reportSouth Bank Employers Group – No representation receivedKennington Cross Neighbourhood Association: No representation receivedThames Water: No Representation receivedSouthwark Council: No representation received6Planning Policy Considerations6.1Section 38(6) of the Planning and Compulsory Purchase Act 2004 requiresplanning decisions to be made in accordance with the development planunless material considerations indicate otherwise.6.2On 27th March 2012, the Government published the National PlanningPolicy Framework (NPPF). This document had the immediate effect ofreplacing various documents including, amongst other documents, PPS1,PPS3, PPS4, PPS5, PPS12, PPG13, PPG17 and Circular 05/2005:Planning Obligations.6.3The development plan in Lambeth is: 6.4The London Plan (adopted July 2011) together with REMA 2013;Lambeth’s Local Development Framework (LDF) Core Strategy(adopted 19 January 2011); andThe remaining saved policies in the Lambeth Unitary DevelopmentPlan (UDP) 200
75 Westminster Bridge Road is a 5 storey office building set in an ‘L’ shape. Access to the building is gained from Westminster Bridge Road. Upton Church Hall occupies a double height space below the southern wing of 75 Westminster Bridge Road however with no internal access between the two buildings.
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