For the past 8 months local residents have been battling against possibly one of the most inappropriate developments in Sydenham – the building of what is effectively a black glass box in the Sydenham Park Conservation Area.
On 22nd January 2009, a planning committee made up of just 3 of the 9 eligible members approved the application.
The Conservation Area
The development in Sydenham Park Conservation Area, primarily involved two streets – Redberry Grove and Albion Villas Road. Both of these streets are near Dartmouth Road in Forest Hill, a short walk from Forest Hill Library. Both roads are single track lanes and have a variety of Victorian buildings on them. Albion Villas Road leads to the Albion Millennium Green ( a dog walkers paradise!) and Redberry Grove is unusual in that it is unmade ie. just soil and stones.
Sydenham Park Conservation Area is described in the UDP as: Development took place in stages during the latter half of the 19th century, with a mix of detached, semi-detached and terraced housing. Construction is mainly of London stock yellow brick, stuccoed dressings, plaster decorations and slate roofs. The area has a peaceful Gothic revival character and retains a degree of original integrity.
On this map, the development site will be in the garden of 4 Redberry Grove, just below the word "Villas". 3&4 and 5&6 Albion Villas Road will face the back of this development. The large block of flats you can see at the beginning of Albion Villas Road is actually on Dartmouth Road.
Here are the nearest houses on Albion Villas Road
3 & 4 Albion Villas Road
5 & 6 Albion Villas Road - the first Sydenham Children's Hospital
The nearest houses on Redberry Grove
3 Redberry Grove - a locally listed building
4 Redberry Grove - whose garden will be divided in order to build the house.
And the Albion Millennium Green (on the eastern border of the development)
View from the end of Albion Villas Road
The development
The owner of 4 Redberry Grove applied to build a 5 bedroom house in half of his garden. It would have to face onto Redberry Grove and the back of it went up to Albion Villas Road, where it would have a back door and a car parking space to the side by the Millennium Green. It was entirely clad in black glass and had a zinc butterfly roof.
View from lane outside 3&4 Albion Villas Road
View from outside 5&6 Albion Villas Road
Consultation
Local residents objected to the plans. A total of 68 objections were received - about half were individual letters, the other half signatures on pre-written letters. The local councillors, Forest Hill Society and Sydenham Society wrote objections. The Sydenham Society even compared it to a portkabin covered in black glass!
As a result of this a few changes were made - the back of the building was moved forward less than a metre from the Albion Villas Road edge, so retaining part of the original boundary wall, the gates now appeared to be made of wood and a wall was built between the development and the adjoining Millennium Green.
View from 3&4 Albion Villas Road
View from near the beginning of Albion Villas Road behind the flats on Dartmouth Road "Look no shadow!"
Local Meeting
The council's Planning Officer informed us that he didn't think a local meeting was necessary (you're entitled to one when you hav 10 objectors) because he didn't find them to be particularly useful. But if we wanted one we'd have to write... so another letter writing campaign!
The local meeting was held on one of the coldest nights of the winter! Residents were told that the developer and architect had decided not to speak to the meeting.
When questions were asked of the Planning Officer, he repeated that he was not here to respond just to record what people said.
Two questions were aimed at the developer. The architect was asked to explain how this building would enhance the Conservation Area as he had stated this in his design statement. After a long silence, he said he was not prepared to answer the question.
The developer was asked which neighbours he had spoken to prior to ticking the box on the application form stating that he had consulted local residents prior to submitting the application. He said he couldn't remember.
The Council Planning Committee
Clashing with a Healthier Communities Committee, the planning committee ended up with only 3 people on it - 2 Labour and 1 Green. After the develop made his speech saying how excited he was to have the opportunity to build this thing, the objectors were represented by Michael Abrahams from the Forest Hill Society. He argued that the building was contrary to the council's own conservation area policies and that the effect on wildlife would be harmful. Councillor John Russell (Forest Hill) also made a speech objecting to the building, again highlighting the council's own conservation area policies and picking up on many of the residents concerns.
After this there was little discussion. The Green wanted some assurance of the building's fuel efficiency and requested deferment until a biodiversity report could be completed (the 2 Labours voted against this). They then went to the vote - 2 Labours in favour and 1 Green abstained (basically because she couldn't have a biodiversity report)
Application APPROVED
The Council Policies
There are loads of council policies and arguments. I've cut and pasted a few as it's a bit of a task! Here are some of the arguments given by objectors:
This building does not enhance
Council policy states that new buildings must preserve, protect or enhance the Conservation Area. The Architect’s Design statement says that this will enhance the conservation area.
The conservation area is made up of a mixture of Victorian villas, large gardens and trees. There are no modernist buildings in the conservation area.
It does not satisfy English Heritage’s description of enhancement
English Heritage states some of the means by which local authorities can enhance the appearance of conservation areas. Regarding new buildings, it states
Ensuring that new buildings harmonise with or complement their neighbours in scale, style or use of materials.
It does not satisfy Lewisham Council’s Conservation Area policies
URB 16 New Development, Changes of Use and Alterations to Buildings in Conservation Areas
The Council, having paid special attention to the desirability of preserving or enhancing the special architectural or historic character or appearance of its Conservation Areas, will not grant planning permission or Conservation Area Consent where:
(a) new development, or alterations and extensions to existing buildings is incompatible with the special characteristics of the area, its buildings, spaces, settings and plot coverage, scale, form and materials; and
In carrying out this Policy the Council will:
(e) encourage or require as appropriate the retention and reinstatement of building features and landscaping features such as front gardens and boundary walls, important to an area’s character or appearance, if necessary by the use of Article 4 Directions;
This proposed development is incompatible with the special characteristics of the area in terms of its scale, form and materials.
Large parts of the original brick wall forming the garden boundary on Albion Villas Road will be destroyed to make way for large gates to the house and drive. The a massive part of the original Victorian Garden will be lost forever to make way for this development.
It is close to a locally listed building
URB20 protects the setting of locally listed buldings
It doesn't fulfill the requirements of the laws on garden development
HSG 8 Backland and In-fill Development
Backland and in-fill development will be permitted provided the following criteria are met:
(b) the scheme must respect the character of the area, including the cumulative impact;
(c) the scheme must be particularly sensitively designed;
(e) there should be no appreciable loss of privacy and amenity for adjoining houses and their back gardens;
(f) there should be no appreciable loss of wildlife habitat;
Wildlife - from Michael's speech
The London Wildlife Trust have confirmed that photos taken of tracks some years ago on Albion Villas are from Muntjac Deer. These photos are from the 1990s but from noises heard at night it is very possible that these shy animals, the size of dogs, are still present in Millennium Green. There are recorded sightings of Muntjac deer in Sydenham Woods and they are known to spread along railway lines, which are directly adjacent to this site. With the possibility of such rare and shy animals present on the site further assessment is required as to the effect on such animals from garden clearance and construction work.
A few other things...
A couple of residents spoke to the council's Conservation Officer - he said that he couldn't see anything wrong with the building because it would reflect everything around it.
There was no public discussion of anything related to the conservation area.
I think we all felt let down by the lack of any discussion / explanation.
Another concern was that this would set a precedent for buildings in conservation areas ie. cover it in black glass and it'll get through.