Plans for the twin tower development proposed for Loughborough Junction, featured in our last post, have been comprehensively rubbished in a formal objection now tabled on behalf of the Herne Hill Society.
The main thrust of the Society’s objection is that a decision to allow the proposed development would go against the Lambeth Plan for new developments, as well as the London Plan and indeed the 2019 National Planning Policy Framework.
This sounds academic, but demonstrating how the proposal is fundamentally inconsistent with the Council’s own planning guidelines makes it very difficult for the Lambeth planners to give it the green light – though of course there’s no guarantee that they won’t find a way to wriggle out of this.
The draft new Lambeth Plan lays down many requirements that new developments must respect, including the principle that the design of a new development must be a response to the good aspects of the local context and historic character in many detailed ways.
The proposal flouts Lambeth’s own standards
As the Society’s magisterial demolition of the proposal states, the architects have signally failed to meet these policy criteria. “Two towers rising to 29 and 20 stories are not a positive or contextual response to the character of the area. On the contrary, they are wilfully antagonistic to the character, creating densely congested structures with an overbearing presence out of any reasonable scale with neighbouring buildings.”
They go on to say: “The rationale of the designs stems solely from the maximisation of housing capacity on a small site, not from any response to local context.”
Rules for tall buildings
There is more. They note that the London Plan and the Lambeth Plan emphasise that tall buildings require excellent design and should be of “exemplary standard”. But as the Society points out, “the towers stand out for their gross incongruity in the local context not for any outstanding design quality or distinct architectural expression.”
They also flag up the proposed towers’ harmful effect on heritage assets, particularly views from Ruskin Park and Brockwell Park where what is proposed is a “markedly intrusive, permanent alteration to views from the park, one that makes no positive contribution to the park and its local context.”
The proposal’s airily dismissed references to potential bottlenecks in public transport (mentioned in our last post) are also painfully exposed and politely savaged in the Society’s response.
There is more: it’s well worth a read, and shows the importance of having a strong local Society, supported by experts who know their stuff. The upshot is that their demolition of the tower development proposal, while elegantly written, is comprehensive and enough to make its architects blush. (Don’t count on it.)
Read it all
The full text of the Objection can be read in a PDF found via a new page on the Herne Hill Society’s website, through this link.