Plans lodged to build flats overlooking Grade 2 listed houses in Oakley Passage


An application to build a block of flats has been submitted for a site located to the north of Surrey County Hall and between Oakley Passage and the Bottoms car park. (Applicant’s Design and Access statement here) This infill site is entirely unsuitable for this kind of development and RRA submitted the following objection to the scheme:

(below view from proposed block towards back of houses in Oakley Passage)

Land to Rear of 3 & 4 Oaklea Passage Kingston upon Thames KT1 2AJ Planning application link: 23/00288/FUL 

Objections to Planning Application 

The Riverside Residents Association, which represents the residents in the local community within the area surrounding the subject property, wishes to Object to the proposals. 

Our Objections are based on the following matters relating to the development proposal:

  • We question whether any development can be justified in the Location of this small and constrained site, a Site of Archaeological Significance, within Flood Zone 3a, and overlooking Neighbouring Grade 2 Listed cottages, and other houses/ flats with gardens. 
  • Scale (height and mass) of the proposed 4-storey development with its overbearing appearance.
  • Design of Building which fails to respect context and character of local area – 2/3 storey residential, including Grade 2 Listed Victorian cottages.
  • Substantial Harm will be caused to the setting and views of the neighbouring Grade 2 Listed 2-storey cottages at 4, 5 & 6 Oaklea Passage.
  • Overlooking adjoining 2 and 3 storey houses/flats with gardens in Oaklea Passage and The Bittoms, causing loss of privacy and amenity of neighbouring residents.

The Applicant has identified that the proposed building will be separated from neighbouring 2 storey and 3 storey residential buildings by 19.5-21.5 m, without any transition.  But the Planning Inspector in the recent Norbiton appeal case, concluded that the distances to boundaries – generally 16-22 m – to be reasonable for new 4/5 storey buildings, and landscaping could mask some of the building height and mass.  The distances proposed to boundaries of the gardens of adjoining residential properties in The Bittoms and Oaklea Passage will be significantly less than 10 m.

  • The site is within Flood Zone 3a with a high probability of flooding.  As such the applicant should have provided a full sequential test with alternative testing to identify alternative sites without flood risk which would be preferable for development.  A previous sequential test in relation to 21/00431/PRE identified 22 sites in the borough, which were preferable to this land, but the current applicant had failed to identify any preferable sites, which does not appear credible. 
  • There has been a complete Lack of consultation or engagement with the local community, or even the immediate neighbours.  We are surprised that the planning application has been validated without pre-application Advice from RBK.

Furthermore the application should not have been validated by RBK without:

  • Phase 1 Land Contamination Report 
  • Servicing/ Delivery Management Plan
  • Outline Construction Management Plan
  • Credible Sequential and Alternative Testing 
  • Covenants are reserved in the Title for the subject site in favour of the owners of adjoining residential properties to permit access and use the 8 parking spaces currently on the site together with the right to pedestrian access, and access for service/delivery vehicles through the site in perpetuity.

There have been no discussions with the beneficiaries of these covenants about continued use of the parking spaces and rights of way during the construction of any proposed development.

It is impossible therefore to see how the Applicant could deliver the proposed development even if planning consent were to be granted.

The Applicant has argued that in the absence of a 5-year housing supply in RBK, the  Planning Balance is tilted in favour of the new housing on this site when set against the harm which will be caused, as outlined above.

But this development is not capable of being delivered if consent were to be granted, and therefore cannot contribute to the 5-year housing supply.  In summary it can only cause significant harm to the area if the application were permitted.

Please take this letter as a further duly made objection to the above-mentioned planning application and please consider this Association’s strongly held views that represent the local community’s view in your assessment of the proposed scheme.

We urge the Council to Refuse this application. 

Yours sincerely,

pastedGraphic.png

Robin Catlin 

Vice Chair

Riverside Residents Association