Planning Application: Taymount Grange, Taymount Rise

Reference DC/23/130280, Construction of a 5 storey building comprising 29 flats, TAYMOUNT GRANGE, TAYMOUNT RISE, LONDON, SE23 3UH

 

The Forest Hill Society has written to object to this planning application. Concerns include:

• Daylight for residents in the new property
• Issues for transport and parking
• Difficulty for servicing and access
• Pedestrian access limited to non-residents
• Lack of social housing

In addition we are concerned about the impact of the construction of two developments on either side of Taymount Grange at the same time and coordination between developers.

Extracts from the objection:

Daylight

The levels of daylight for almost all east facing windows on the ground floor and first floor of this development are well below any suitable daylight factor. In total there are 7 units (24%) across the four floors where the Living room/Kitchen/Dining room less than 20% of the room area meeting required Daylight Factor.

These figures demonstrate a poor quality of residential amenity that falls below Lewisham policies and national expectations for daylight, due to over-development of this backland site. 

Parking & Servicing

Despite the flawed transport statement, it should be clear that based on policy 29 that this application should be refused as this development is outside of PTAL 4 rating and will cause detrimental impact on the provision of on-street parking on top of that already allowed by Lewisham with the previous permission given.

In relation to servicing, paragraph 3.5.1 of the transport statement says that parking for servicing will be provided in the turning area. This will prevent people parked in the disabled parking bays from being able to leave this site without reversing for approximately 200m up a narrow, sloped driveway. The dual use of the turning area for servicing and turning for disabled residents is inappropriate and could be unsafe for disabled residents.

Pedestrian Access

We welcome the creation of a new pedestrian route between Taymount Rise and Derby Hill Crescent. However, we do not believe that this should be limited to residents of the new block. Large numbers of children from Grassmount, Forestholme Close, Forest Croft, and other flats on Taymount Rise attend Eliot Bank and Sydenham Schools. This route should be open to them and should not result in children having to wait for somebody to open the gate to let them through.

We would ask that a condition should be placed on any permission, that access should be available to all residents located on Taymount Rise to make use of this new access route. 

Social Housing

We support the London Plan and Council plan that social housing should be included in new developments of more than 9 residential units. This scheme, at 29 units, should be expected to contribute in some way to the provision of social housing in Forest Hill. 

Construction

Should permission be given for any development on the Taymount Grange site, we ask that coordination takes place between the two developers to limit traffic and noise disruption. It would be completely unreasonable for existing Taymount Grange residents to have to deal with ground drilling on both sides of their property at the same time. This may require restrictions on a development that has already been given permission or limitations on the start of work on this site until work on the previous site is completed.

Forest Hill Society Whisky and Cheese Tasting

Wednesday 24 May 7.30pm, All In One Pub

 

 

Join us for at the All In One for a guided exploration of six different whiskies, each paired with a matching cheese from Aga's Little Deli in Forest Hill.

On our tour, we will explore various types and styles of whisky, all available from major retailers, and see how the flavours can be matched with different cheeses, for the perfect tasting experience.

To book tickets please follow this link https://www.eventbrite.co.uk/e/whisky-cheese-tasting-tickets-626098516517. Tickets cost £15 per person and are limited to 40 people.

London City Airport- all day Saturday flights over Lewisham are in the balance

by Tim Walker and John Doherty

In summer 2022 London City Airport launched its latest expansion consultation, this time proposing to operate all afternoon and evenings on Saturdays, with more early morning flights on weekdays too. The Forest Hill Society made a response, along with many other Londoners and Borough Councils, including Lewisham. We opposed the extension of operating hours, saying that until the airport, together with Heathrow, introduces replacement flight paths, due 2027-28, no changes should be applied for or considered. This is consistent with our approach since City introduced its 2000 ft concentrated flight path over Forest Hill in 2016. The current 24 hour weekend ban on flying gives all overflown Londoners peace and quiet from this centrally located airport at a time when we are enjoying our homes, parks and gardens. City-bound flights over our area occur in east wind conditions, often associated with prolonged periods of fine weather in summer.

That non-statutory consultation was poorly publicised but still drew considerable opposition. Inevitably though, this expansive airport followed up by putting in a planning application running to over 100 technical documents to its planning authority, the London Borough of Newham. Newham was forced to launch their own planning consultation which ended in March. Again, this happened with minimal publicity- the only people written to directly about this lived in a small area close to the airport’s runway. Despite this, some 800 comments, the vast majority being objections, were submitted to Newham – it would surely be many more if all the communities under low City flight paths had been informed directly.

City’s planning application this time proposes flying an additional 7 hours of flights on Saturdays, an hour less in winter. This will include the largest jet we have seen from them so far, the E195-E2. They make a case that this is to meet demand for more holiday and leisure flying from the airport – originally given permission in the 1980’s to open as a small, business orientated airport with no noisy jet flights.

We have spent much time looking at these new proposals and then providing analysis, briefing and information to HACAN East, the campaign group concerned with London City Airport and to our elected representatives including Lewisham Council, our MP Ellie Reeves and the London Assembly. We wanted to support our elected representatives with solid, evidence based information and argument and to encourage them to take a clear position against the expansion of the airport.

One way we did this was to conduct our own noise measurements last summer, comparing the maximum noise levels of City airport jet aircraft at 5 measurement points under the SE London arrivals flight path. Taking 265 separate noise measurements including high up in Horniman gardens meant we were able to compare the maximum noise level of ‘new generation’ aircraft such as the Embraer E190-E2 against its predecessor, the E190. The reason for this is that City Airport has been claiming for several years that the new planes will be ‘quieter’. We wanted to put that to the test.

 

The LCA flight paths are set out by the airport above. In easterly wind conditions the airport uses a low
(at or around 2000ft ) concentrated single arrivals route over SE London then turning north towards the airport, shown by the pink east-west line.

The results were quite dramatic. Our measurements showed that over SE London the new planes were not noticeably quieter than the older ones. And neither type could be described as quiet, at around 70 decibels as they pass low overhead. When we met with the airport’s noise consultants in late 2022 they were unable to provide measured data to show any different; they said that they would expect perhaps a 2 decibel difference over Forest Hill. But we both noted that the Civil Aviation Authority state that this difference would not be noticeable to the human ear.

We published our results as a ‘Citizen Research Study’ in collaboration with HACAN East, and presented it to the airport’s senior management at their Consultative Committee. We also used it in information and briefings to our elected representatives. We said that claims that new generation aircraft are ‘quieter’ in these consultations without giving people a full understanding of where and when they might be experienced as quieter and how noticeable it would be was potentially misleading. Locally we have been delighted to see support in the form of written objections to City’s planning application from Cabinet Member Cllr Louise Krupski on behalf of Lewisham Council and from Ellie Reeves MP, both drawing on our discussions, information and analysis. At a London-wide level, both influential London Assembly Member Caroline Pidgeon and the Chair of the GLA Environment Committee Zack Polanski directly quoted from the Citizen Research Study and other briefing we supplied, as members of the Forest Hill Society, to the London Assembly. Our report was quoted or referred to directly or indirectly by a number of other bodies. The full study is here. It’s been a lot of work, but we feel we have done what we can for now to draw attention to this new threat to the peace of our homes, parks and gardens at weekends and to try and make sure our area is represented as best it can be by people in positions of influence.

The next step is for Newham Council to consider the Planning Application. Most, perhaps all overflown London Borough Councils have lodged a strong objection to the application. Newham’s planning committee has the unenviable job of assessing it, probably in May. If they reject it, an appeal by the airport is possible. And at any stage this decision may be called in by either the Mayor of London or by the Department for Transport to take over the issue and make the decision in place of Newham. One positive is that the Mayor of London has recently made it clear that he is against further expansion of this type by the airport.

FoHo Coins - Launching The Local Crypto-Currency

 

Combining the ideals of local currencies such as the Brixton Pound with innovations in blockchain technology, the Forest Hill Society is excited today to announce the launch of a new hyper local crypto-currency for Forest Hill and Honor Oak - the FoHo.

FoHo coins will be accepted at virtually all local shops with the current rate of exchange standing at 10,000 coins for a Ferfect Chicken Box. But that price is expected to pass the 1,000,000 coin mark before the end of April - showing that now is a great time to invest in FoHos (and in chicken boxes).

Locals will be able to buy FoHo via the universally popular PayByPhone parking app which can also be used to 'pay' for free parking in local car parks. Mining FoHo coins is also particularly simple, our new FoHoApp will generate 0.01 FoHo for every footstep taken along one of Forest Hill or Honor Oak’s shopping streets, or 10 FoHos if you arrive at a shop by bicycle. 

 

Ms A Showers, a local crypto enthusiast, said that the idea of FoHo coins was somewhere between SoSo and HoHo.

More details on how to become a FoHo miner can be found here.

 

* Press release issued by the Forest Hill Society on 1st April 2023. Some of the details in this article may not be valid on any other day of the year.

Children's Book Sale - 29th April

The Forest Hill Society will be running a book sale for second hand children's books on 29th April outside Forest Hill Library from 10am-4pm.

All funds raised will go towards supporting the library, but even more importantly, we will get books to local children to increase reading.

 

Spring Planting - April 22nd

Saturday April 22nd

Forest Hill Society volunteers will be planting in Forest Hill station forecourt, and the platform and other planters we care for in the town centre, on Saturday April 22nd, meeting by the main station entrance at 2.30pm. No experience is necessary and we welcome all comers, but please bring protective gloves and, if possible, a trowel - although we do have some spares. As we work in close proximity to busy roads this will not be suitable for children.

If you would like to find out more, please email email@foresthillsociety.com

Tell your friends, and come to lend a hand.

Planning Application: Bell Green Gas Works Development

Development of three buildings ranging in height between 5 and 15 storeys with 261 residential units at Land at the Former Bell Green Gas Works, London, SE26

Application DC/23/129814

We are writing to object to the above application on the basis of the following points:

1. The level of affordable housing proposed is wholly inadequate, as currently only 4% is proposed. A development of this size should not be approved without getting closer to or higher than the council target of 35%.

2. The development does not comply with Lewisham’s target housing mixes, with too few family dwellings and a disproportionate number of one bedroom dwellings.

3. The location of the proposed residential buildings are so close to the Livesey Memorial Hall that they threaten the viability of the Hall and sports grounds. The existing use of the rear space as a smokers bar area will conflict with the residential bedrooms which overlook the rear of the Hall, creating friction between new residents and the established community use of the hall resulting in complaints. The Livesey is protected under the Agent of Change principle in the revised National Planning Policy Framework of 2018. The Lewisham Plan quotes it, saying “New noise-sensitive development is situated away from existing noise generating uses and activities, or, where this is not possible, providing adequate separation and acoustic design measures.”

While the Applicant intends to address the Livesey’s potential for noise nuisance issues by making windows facing the Livesey non-opening, the ventilation system does not provide adequate cooling and in combination with a poorly modelled façade providing little shading, overheating in the new apartments is a real risk. We would recommend that consideration is given to planning conditions that would prevent complaints of noise nuisance directed at Livesey Memorial Building caused by poorly situated new housing.

4. The public spaces in the proposals are problematic, with large areas including play areas, overshadowed, poor relationships to buildings and inappropriate planting and cycle parking.

5. There is no improvements proposed to the surrounding pavements, highways or wider public realm which is currently poor and will be vital if it is expected that new residents will make their way to the closest station at Lower Sydenham. Improvements that join up pedestrian access around the site are vital to make this development work well and should be considered as part of any approval process.

6. The application does not contain proposals for contributing to the local infrastructure that their development’s new residents will rely on. In particular we are concerned about the stress that this development (and future neighbouring developments) will place on health services in the area.

7. The Livesey consists of 3 nationally Listed Structures. The Livesey Memorial Hall, its Front Wall, and the Livesey Hall War Memorial are each separately listed Grade II by Historic England. The draft Lewisham Local Plan I c. states that: “Important views, both of and from the listed building are protected”, in developments involving listed buildings, and Application site adjoins the Hall’s curtilage at their western boundary. The views shown indicate that the proposals will adversely affect the Listed Building and Structures.

8. The heights of the buildings have not been adequately justified either by reference to existing buildings in the locality or the Bell Green Vision. Although the Bell Green Vision is not an approved planning document, it gave an indication of potential and acceptable heights for the Bell Green development area, based on criteria. Key to the criteria was the location of a new station on an extended Bakerloo Line, providing the justification for greater densities and more height. Even though this criteria is not met, and will not be for at least the foreseeable future, the Applicant considers that this is justification for the proposals to rise to 15 storeys. This has not been justified in relation to the rest of the Vision’s masterplan area nor in relation to the current townscape. The height of the tower should therefore be reconsidered.

We therefore ask that unless these issues are fully addressed, that the application be refused.

Planning Application: 57 Willow Way

An application for a new mixed-used commercial and residential development on Willow Way has been recieved by Lewisham Council. Below is the objection sent on behalf of the Forest Hill Society.

I am writing on behalf of the Forest Hill Society, regarding the proposed development at 21-57 Willow Way,SE26 4AR, planning application reference DC/22/129789.  This relates to the demolition of the existing buildings and redevelopment of the site with a block of 5-6 storeys, providing employment use (Use Class E(g)) at ground floor and 60 residential units above, with associated landscaping, car parking and amenity areas. 

While we are generally supportive of the provision of employment use and residential units, especially affordable units, in this location, we have the concerns and comments noted below.

This site is an important element of the Willow Way Employment Location, as identified in the emerging Local Plan, and it is unfortunate that there is currently no detailed or agreed masterplan for the wider site, against which these current proposals can be appraised.  The indicative masterplan provided with the Application is not clear on when the works to the public realm, including shared surface and the widening of Willow Way, will take place and how this will be achieved without the loss of area to the sites opposite to the Application Site. A detailed and agreed masterplan would clarify issues such as access and servicing, which are important considerations in the mixing of employment use and residential accommodation on the site. 

The Transport Assessment identifies one loading bay for the use of all three employment uses.  This bay will therefore be used regularly by goods vehicles and we have safety concerns that the location shown, outside of a main residential entrance, may not be suitable and that further thought should be given to the servicing strategy.

Regarding parking related to the development, it is noted that only disabled parking is provided. The Application documents suggest that there will be little demand for parking from new residents, but we still have concerns that without parking controls along Willow Way, car parking, access and pedestrian safety may become an issue. The road is currently consistently parked up with cars encroaching on the footpath, providing poor pedestrian access. This would be exacerbated if residents increase parking demand.

Regarding the massing, we remain concerned regarding the overall height of the proposed buildings which is excessive when compared with the 3 storey buildings in the adjacent Sydenham Park Conservation Area and the recently built 4 storey buildings at each end of Willow Way.  The mezzanine level in the employment use results in a height closer to 6 storeys overall.  We would recommend that the overall height is reduced by at least one storey.

We would ask that the above concerns be considered carefully before the proposals are determined.

Honor Oak and Crofton Park CPZ Consultation

Lewisham Council have been asking residents for their views on their proposals for street enhancements and CPZ across Crofton Park ward.

Details of the consultation can be viewed at https://pclengagement-hub.co.uk/en-GB/projects/stapi , although the consultation has now closed.

The Forest Hill Society wrote outlining some of the concerns we have heard from local residents and members:

We acknowledge that the London Borough of Lewisham has declared a Climate Emergency and is keen to implement changes that will help to deliver on the commitments that were made to reduce the dependence on cars, and their toxic effects, in our area of London.

With this in mind, we would like to raise some points in response to the ongoing consultation that is currently underway mainly in the Crofton Park ward around Honor Oak Park, which is therefore relevant to the members of the wider Forest Hill Society. We are writing to you directly as the format of the consultation does not adequately take note of responses from those who are not directly resident in that area, but we feel that this is very relevant to the work of the Society.

1. We are concerned that the current structure of the consultation could create more problems for the wider area. The selection of a single, limited area between two train stations, but only covering some of the surrounding streets, risks displacing cars onto other local streets and not fixing the issue. In particular, Devonshire Road already has a traffic and a parking issue, and it is on the boundary of the area proposed for the CPZ, and so this is highly likely to be exacerbated. This may also be true on other boundary roads such as Westbourne Drive and Church Rise. We believe it would be unfair to implement any CPZ intervention without completing the consultation in the surrounding areas as well, and to implement all areas at once, if this is to go ahead.

2. We are also concerned that the goals of the Sustainable Streets initiative are incomplete. While we welcome the improvements that might arise from a reduction in cars parking on our streets, this needs to be accompanied by investments in active travel and making streets safer for walking and cycling if residents are to switch away from cars.

We recognise the benefit of better cycle parking provision, more car club bays, clear sight lines at corners and tree cover, but these cannot be done without considering the wider implications of safe cycle routes, traffic calming, reduction of rat-runs, and other interventions to increase green spaces and rain water absorption. We understand that Lewisham is considering these separately under the terms of "Healthy Neighbourhoods" but they are not included in the current consultation. This is likely to cause confusion and duplication if the investments from both programmes are not coordinated. We believe that the two programmes need to be implemented together so that residents get the benefit of better, safer and less congested streets, not simply the disincentive of parking permits and charges.

3. In practical terms, we would like to request that any contracts that are signed with third parties for parking enforcement are made fully transparent. Just like with private parking enforcement, there is the potential for a conflict of interest for a business that is rewarded for issuing fines instead of for achieving the Sustainable Streets goals, and could result in low levels of trust and satisfaction, undermining the Council's goals. It is important that the incentives of all parties are aligned, and transparent, and the revenues raised are similarly reported in a transparent way so that residents can see a direct link between this additional revenue source and the benefits in their own streets.

The Forest Hill Society will, of course, continue to engage with the consultation processes in the rest of Forest Hill in Stage 2, and may expand on these points in that process, but we hope that the above issues will be taken into account in the review of Stage 1.