Planning proposal to build a block of 9 flats on Canonbie Road.

TLERA letter to Lewisham Council

Planning Application DC/11/78485/X, 51-53 Canonbie Road

I am writing on behalf of the Tewkesbury Lodge Estate Residents’ Association to object to the above planning application. The Association has been in existence for over 45 years and we have always striven to maintain or improve the character of the neighbourhood.

In summary, we believe that this proposal would represent a gross overdevelopment of a site which currently provides a single family home which does not intrude on its neighbours.

We find that the Design and access Statement completely misrepresents many aspects of the proposed development. Far from being close to the original as claimed, the proposed building has a footprint virtually twice that of the existing. This is just one of the many errors in the statement. Although there have been a very few developments of flats in Canonbie Road over the years, these have generally been similar in bulk to the buildings they replaced. This proposal is for a massive block; not only is the footprint twice the original, it has a much higher ridge line. It would dominate the streetscape and completely overshadow the adjacent buildings, particularly number 49 which would lose virtually all light from its south eastern facing windows and from its garden. There would also be a loss of light to the front bay window. Number 55 would also lose light from its conservatory and would lose its existing views over London.

The plans indicate that it is proposed to extend forwards of the building line established by the current and neighbouring buildings. This fact appears to have been overlooked in the Design and Access Statement and, we believe, could only be acceptable in the most exceptional circumstances which we do not believe exist here.

The balconies at the rear of the building would overlook the gardens not only of 49 and 55 Canonbie Road, but also the nearby properties on the south eastern side of Netherby Road resulting in a significant loss of amenity. The height of the building would be such as to block views across London from properties on the opposite side of Canonbie Road, again resulting in a loss of amenity. This is contrary to the claim in the Design and Access Statement that the view and outlook from the building remain the same as the existing, mitigating overlooking issues. Even the most cursory examination of the plans reveals that this is not the case.

Neighbours report that their gardens are home to stag beetles and that bats are commonly seen in the area. Loss of almost the entire mature garden to the building footprint and the hard landscaping of the car parking area represents a serious example of ‘garden grabbing’ contrary to established policies. It is noted that the Design and Access Statement completely fails to address this loss of habitat or the likely problems caused by increased water run off.

Although pedestrian access will continue to be available from Canonbie Road where there will also be a single car parking space, most of the car parking is to be provided at the rear with access from Sydmons Court. We understand that Sydmons Court is a private road the freehold of which is jointly owned by the leaseholders of the 12 flats in Sydmons Court. Without a negotiated agreement with these leaseholders, of which there is no mention in the documentation, we assume that access to the rear will not be possible. An additional eight or more vehicles parked on Canonbie Road, close to the junction with Netherby Road, would be a further problem for local residents as well as making a difficult junction more dangerous. If parking is provided at the rear we would expect it to be lit causing a nuisance to neighbours.

The proposed development claims to be sympathetic to adjacent buildings which, the application claims, are post war. In fact most of the adjacent buildings are 1930’s with some nearby Victorian properties. The large dormer windows in the roof are completely out of character whilst the large patio style windows used elsewhere in the development are generally unsympathetic to the existing streetscape. The front of the building looks like what it is: an attempt to cram as many units of accommodation as possible into a modest site. It certainly does not, as the Design and Access statement claims, improve on the existing streetscape. The overdevelopment results in most of the units contravening the GLA design guidelines. In particular three of the flats, including the three bedroom unit, are single aspect. This is inappropriate to the site and, for the large unit, results in a property unsuited to its presumed family target market. The tiny amount of garden available for the occupants of the flats is similarly inadequate under GLA guidelines.

Whilst, as an Association, we have no objection in principle to the re-development of this site, this proposal is totally inappropriate. Canonbie Road is a stunning location and any redevelopment should be seen as an opportunity to further enhance the street. We would consider that the site could provide up to two very high quality family homes – the type of accommodation that is in very short supply in Lewisham. Alternatively, the existing property could be sympathetically developed. There is no shortage of newly built cramped flats in Forest Hill and we would urge the Council to reject this proposal to build nine more.

Yours sincerely

Andrew Reid

Tewkesbury Lodge Estate Residents’ Association Planning Group

51 years of TELRA !

Fiftyone years ago, the Tewkesbury Lodge Estate Residents’ Association (TLERA) was formed by local residents to oppose the construction of a tower block of flats on the summit of the Hill, the site now occupied by Horniman School.  At the time of its formation, a large proportion of the residents were original occupiers of the many 1930’s houses built as the Tewkesbury Lodge Estate.  The area was pleasant, and the houses had lovely gardens and wonderful views over London.As a result of a well organised campaign by the Association, London County Council (LCC) refused planning permission for this development, but there then followed a series of further applications by various developers.  It was not until 1966 that the Education Authority finally acquired the site to build the school.  Soon after the first planning application for the Horniman Road site, came another high rise development proposal on the site of what was Honor Oak Station in Wood Vale.  Although not able to prevent flats being built, the Association was successful in getting the height of the blocks reduced from fifteen storeys to eight.

In 1960, local people thought the character of the Estate was clearly worth preserving, and this view has been passed on to their successors over the years, with preservation of the character of the area remaining a major objective of TLERA.  Following the early successes opposing undesirable planning developments, the Association’s objectives rapidly broadened to encompass the protection of both the built and the natural environment.  Since our formation, we have continued to take a keen interest in proposed developments in the area as well as other issues such as traffic management, crime and policing, and broader environmental issues such as re-cycling).  As one of the largest lobbying group in the Borough we have a long record of co-operative contact with Lewisham’s Planning and other Departments, the local Metropolitan Police team, and the Horniman Museum.  TLERA also organises highly successive social events for members and has a thriving gardening club.

An update on some of these activities are reported in this newsletter, and over the next few editions we will be focusing on some of the more recent key successes of the Association, including a successful four year campaign to stop an extensive development of the old reservoir site enclosed by Canonbie Road, Horniman Drive and Liphook Crescent, and another long running campaign to reduce electro-magnetic radiation (EMR) output from the high powered radio transmitters on the mast in Horniman Drive which culminated in an 80% reduction in EMR in the area in which we live, and our children go to school.

None of this would have been possible without individual members of the Committee taking up traffic, planning, policing, and other matters on behalf of members.  It also relies on the support of our members. With your help over the coming years, the Association can continue to maintain the community in which we live – perhaps for another 50 years?