Joseph Lancaster Nursery Site Consultation Meeting Notes
Wednesday 26th November 2014
Attendance: 22 people attended – see attendance note
Presentation by Hari Phillips, Bell Phillips Architects & Kym Shaen-Carter,
igloo Regeneration
Hari explained that the proposals being presented flow from residents’ comments
and ideas given at previous consultation meetings. These comments have been
summarised and form the basis of the architect’s Design Brief.
The proposals are early ideas looking at the possibilities for the size and height (the
massing) and location of the building.
The Site
The existing site plan shows two lines surrounding the site. The area within the red
line is the Joseph Lancaster Nursery grounds; the area within the blue line is for
residents to consider how it could be better used, for example, improvements to the
green space or a better pedestrian walkway through the wider area.
Residents said this would provide an opportunity to look at alternatives for the land
currently occupied by the Middleton House garages.
The site constraints & opportunities
Hari said the Design Brief sets out some limitations and opportunities to be
considered when designing the homes. Southwark Council also has planning
policies to limit overshadowing and maximise daylight that impact on the possibilities
of the site.

Maintain privacy to adjacent dwellings and gardens
Hari explained that new developments require 21 metres between windows in
existing homes. This could mean locating the balconies for the new homes to face
away from the adjacent properties on Beeston, Middleton and Munday House.

Retain mature trees of value & enhance existing green space
A resident asked if any trees are subject to tree preservation orders. Kym said a tree
survey will be part of the later surveys to be undertaken which will highlight any trees
with preservation orders.

Minimize overshadowing and maximising light to new properties
Hari said that the development will be located so as to preserve daylight to existing
properties.

Good urban design & active street frontages
Hari pointed out that good urban design re-creates the traditional street layout,
locating front doors, communal entrances and interesting spaces fronting the street.
Due to flood risk there cannot be ground floor sleeping accommodation.
Massing proposals
Hari presented four concept diagrams and explained how the design issues in each
concept have fed into the proposed scheme plan.
Concept 1 – Active Frontages
Hari explained that a simple L shaped block would provide an interesting street
frontage along Deverell Street, preserving the existing mature trees and creating an
active and successful street. In addition, it would create a street frontage to the
pedestrian walkway between Nashe House and the new homes. Kym said that by
locating the entrances to homes along this walkway it would allow greater
overlooking and increase the sense of security.
Residents commented that the walkway needs to be well-lit and have CCTV.
Concept 2 – Building Heights
Hari said adjusting the height of the building along Deverell Street would minimise
the impact of overlooking and overshadowing of existing homes, while providing as
many new homes as possible. The building height closest to Munday House could
be 6/7 storeys, where it would have the least impact, 3/4 storeys closest to Middleton
House and dropping down to 2 storeys opposite Nashe House.
Concept 3 – Access & Playspace
Hari explained that the flats along Deverell Street would have communal entrances
and the houses opposite Nashe House would have their own front doors onto the
pedestrian walkway.
The public space created at the Deverell Street end of the pedestrian walkway would
connect the neighbouring blocks and could potentially be used for the relocation of
the children’s play space, as it would be better overlooked and less disruptive for
residents.
One resident asked if made sense for a play space to be located close to the road.
Hari said that the road could become an extension of the pedestrian walkway by
incorporating measures such as narrowing the road, giving pedestrians’ priority, tree
and other planting, even an allotment.
Concept 4 – Balconies & Terraces
Hari said each flat or house would have its own private balcony or terrace. The
stepped roofs give an opportunity for communal or private roof terraces, with
appropriate screening to prevent noise and overlooking to existing properties.
The Proposed Scheme Plan
Hari presented the plan which has been developed incorporating the four concepts.
The proposal would provide 37 homes, with 4 houses, 33 flats and a communal
garden. There would be a mix of 1, 2 and 3 bed homes.
This would include two houses opposite Nashe House and two houses in place of
the existing garages opposite Middleton House. Kym said the benefit of this
proposal would be to create a communal courtyard that feels safe and enclosed. The
existing car parking has been retained and this would be enhanced with tree and
shrub planting.
Height
Residents discussed the proposed height and shape of the buildings. There was
debate about the stepping up in height to seven storeys. A number of residents said
the development should stay within the heights of the surrounding building. A four
storey block similar to Middleton or Beeston House was suggested as a more
suitable design. Hari explained this would reduce the number of homes that could
be provided.
One resident said that the stepping up in height draws your eye line naturally along
Deverell Street as the height of the buildings rise towards Nashe House.
Another resident suggested the L- shape building described in Concept 1 might fit
better with the local surroundings. Hari explained that the building would still need to
step down opposite Nashe House, to protect light and privacy to the existing homes.
One resident said that the idea of pitched roofs was well received at the last meeting
and this should be considered in future design options.
Hari explained that the proposal presented is the starting point of a conversation, to
understand what residents want, and how this can be incorporated in future design
options.
Communal areas
One resident said the existing communal gardens and the green space on Deverell
Street should remain accessible to all. Hari said the green spaces could be
completely communal with new residents having separate access to the roof
terraces.
Size of homes & future residents
Residents discussed the sizes of the proposed homes. Residents asked why there
were bigger homes if the development is aimed at older tenants who are downsizing
to smaller properties. Kym explained that we are talking to all JMB tenants who are
interested in downsizing, but it is early days and currently this is a small number of
tenants.
The JMB Housing Needs survey highlighted the need for larger homes for
overcrowded tenants; therefore the current mix of sizes reflects the need for larger
properties also.
Residents were encouraged to contact Jane Mepham, CBS Project officer (contact
details below) if they are interested in downsizing or know anyone who is.
Car parking
Hari explained that Southwark planning rules do not allow for car parking to be
provided on new developments in the area, except for disabled parking.
Residents raised concerns that the new homes will put pressure on the existing
parking spaces and asked if the JMB could stop new residents having parking
permits. Kym said this could be considered.
The JMB will be looking at opportunities to better integrate car parking throughout
the estate.
The presentation is available on at the Leathermarket CBS website at
www.leathermarketcbs.org.uk
For a paper copy or any further information please contact Jane Mepham,
Project Officer on 0207 450 8023 or at jane.mepham@leathermarketjmb.org.uk