Frequently asked questions


In this section you can see the types of questions asked about the project team and the answers.

Q) Where will the residents of Denby Court live during the construction period and will they be permanently rehoused? Will they have priority for the new development? 

A) Denby Court is currently used by Lambeth Council as temporary accommodation and as such the Council has a statutory duty to rehouse those who live there. Whilst the residents of Denby Court will not have priority for the new development Lambeth Council will continue to have the responsibility to house them. All residents who are on the council housing list will eligible to bid on the new development.  

Q) When will you start to rehouse the residents of Denby Court? 

A) Homes for Lambeth is not expecting to be on-site, beginning demolition, until August 2021. Lambeth Council has a statutory obligation to house the residents of Denby Court in advance of this. 

Q) What is the height strategy for this site? 

A) The height strategy is to accommodate the constraints of the site. To do this we created type types of buildings: smaller and larger ones. Two areas were identified on the site as suitable to taller buildings and to represent the scheme within the wider context of the site. The 10 storey building provides the opportunity for a ‘landmark’ building and acts as a ‘book end’. We have also reduced the height of the tallest building from 14 to 10 storeys. 

Finally, the height allows Homes for Lambeth to use the site in the most efficient way and provide more affordable homes for the residents of Lambeth.

Q) How many additional primary/secondary school places will be funded as part of this development given the number of new family sized homes proposed? 

A) Homes for Lambeth will pay a community infrastructure levy (CiL). CiL is designed to fund the infrastructure required to sustain a development. Lambeth Council will decide where the CiL money is spent in the Borough. 

Q) What is the timescale for the development? 

A) Homes for Lambeth will likely submit a planning application for these proposals in autumn this year with an aim to be on site in Autumn 2021. The development will take three years to build.  

Q) What is to stop changes to the plans - particularly on play during and after construction?  

A) Any material changes to the exterior of the building – including significant landscaping changes – would require a ‘material amendments’ application to be submitted for approval by Lambeth Council. 

Q) How will contractor noise be reduced at local nurseries and schools including Purple Jay during the construction phase? 

A) A Construction Management Plan will be submitted as part of the planning application. This plan will set out how the impacts of construction will be mitigated - including the impact on local amenities such as schools. 

Q) Why are there only five wheelchair accessible flats and why is it assumed that all of those who qualify for a blue badge are wheelchair users? 

A) The number of accessible flats is in line with Lambeth Council’s planning policy, parking is a requirement for all accessible homes. It is not the case that a person must be a wheelchair user to use the accessible homes but as I’m sure you can appreciate wheelchair accessible units require different specifications including larger door frames. As such all accessible units have these modifications as standard.

Given the proximity of the site ti high-quality public transport Homes for Lambeth has made the decision to make the rest of the scheme car free. 

Q) Will the amenity space be tenure blind? 

A) Yes, all residents will be able to access the amenity space within their buildings irrespective of tenure.  

Q) Has the cumulative impact of this scheme, alongside others in development/pre-development, been considered? 

A) Yes, this is considered as part of the Environmental Impact Assessment that will be submitted as part of the planning application. 

Q) Has a daylight/sunlight study been carried out to ascertain the impact of the proposals on nearby properties? 

A) Yes, a full daylight/sunlight study has been carried out and will be submitted as part of the planning application. This will be reviewed by an independent consultant on behalf of Lambeth Council. 

Q) Will there be an environmental impact assessment submitted? 

A) Yes, a full Environmental Impact Assessment will be submitted as part of this planning application. It will be available to view alongside the other planning application documents on Lambeth Council's planning portal once the application has been validated.

Q) How can I leave a comment about the proposals if there is no information available on the impact of the proposals? 

A) The proposals are still evolving and are not fixed. Homes for Lambeth are seeking comments on the principle of the proposals. When the scheme has been ‘fixed’ it will be possible to provide this information and it will be submitted as part of the planning application submitted to Lambeth Council. 

Q) Is there a conflict of interest with Homes for Lambeth being the developer and Lambeth the planning authority? 

A) Homes for Lambeth is wholly owned by the Council but is still required to apply for planning permission through the planning system (a quasi-judicial system). Homes for Lambeth has the same requirements placed upon it by the planning system as any other developer would.  

Q) How big is the site? 

A) 5100sqm 

Q) Where will everyone park? Will people be allowed to apply for permits? 

A) The proposals are ‘car-free’ with the exception of parking spaces for the accessible units. This means that residents will to be able to apply for a parking permit for any of the roads surrounding the site. 

Q) How will you ensure that local residents are aware of the proposals? 

A) The online question and answer sessions were only one element of the public consultation process. Residents can learn more about the proposals on this website, in addition we will be issuing update letters to local residents as the scheme evolves further. Finally, residents will receive a letter from Lambeth Council as part of the formal planning process once the planning application has been submitted.  

Q) What are the effects on the immediate buildings and park nearby in relation to daylight/sunlight levels?

A) Homes for Lambeth has commissioned a daylight/sunlight consultant to carry out a study into any impacts from the scheme. A report will be submitted to Lambeth Council as part of the planning application and will be independently reviewed by the Council. 

The majority of the  park will not be overshadowed by the scheme for the majority of the day. This is particularly the case in the summer months when shadows are shorter. There may be localised shading close to the proposals at certain times of day year but the majority of the park, including more sensitive areas such as the Lollard Street adventure playground, will remain unaffected.    

 We are happy to provide the daylight/sunlight test results for neighbouring properties if you would like to know the results for your home please email denbycourt@yourshout.org. 

Q) Will the proposals overshadow/overlook Arundel Court, Lambeth Walk?

A) Ongoing daylight/sunlight testing continues to inform the design but our current studies studies do not show a significant impact to Arundel Court in respect of daylight/sunlight and shading. A detailed report will be submitted with the scheme but if you have any questions about your property please email denbycourt@yourshout.org.

Q) Will all of the existing trees be retained?

A) The proposal aims to retain 6 no trees along Lambeth Walk and 2 trees along Fitzalan Street. All the other trees within the site boundary will be removed.

Q) How do the proposals fit with Lambeth Walk & China Walk Conservation Area and Character Appraisal May 2017?

A) The perimeter buildings along the main roads (B, C and E) address the immediate site context. They are inspired by the traditional London streets with clear front and backs with street address (front doors) for the ground floor properties. They have 4-storey town-house appearance with individual party walls expressed creating a finer grain architecture responding the conservation area to the north east.

Q) What does the active frontage along Lorrard Street comprise of? 

A) Front door to residential properties

Q) What improvements to the local area will be provided for existing residents? 

A) If the application is approved Homes for Lambeth will be required to make a local Community Infrastructure Levy (CIL) payment to the Council. This payment is based on a fixed rate, set by the Council, and will be used by the Council towards local infrastructure improvements within the Borough. In addition to this it is anticipated that Homes for Lambeth will be required to make various scheme specific financial contributions to the Council which will pay for improvements to infrastructure within the immediate area. This is likely to include, but not exclusively, Lambeth Walk Doorstep Green.

Q) How it possible for the outside spaces to provide both a place for children to play and somewhere for quiet relaxation and contemplation? Surely this immediately sets up potential for conflict? 

A) This is a usual approach in residential schemes where the  communal garden includes both seating areas and play facilities. The use of planting will provide lots of quiet pockets within the communal area. There is also an area dedicated to growing beds.

Q) The proposed 10 and 11 storey buildings are significantly higher than any other structures along Fitzalan Street and the northern section of Lollard Street. What assessment has been made of the impact upon the properties along those sections, and also the impact upon doorstep green? 

A) EB7 (Daylight and sunlight consultants) have reviewed the scheme from massing study. They are in the process of finalising their report on the daylight and sunlight assessment. Their report will be submitted as art of the planning application.

Q) Why are two of the buildings so tall? How will these buildings enhance the setting of the conservation area? 

A) The taller buildings (A and D) are designed as feature buildings and they rise above the surrounding urban fabric. They have a uniform architecture language wrapped around the blocks to be viewed from different angles. Building A marks the junction of Lambeth Walk and Lollard Street and Block D marks the north west of Lambeth Walk Doorstep Green. 

Q) How can you justify these proposals given the low rise nature of the surrounding context? 

A) The height of the feature buildings (A and D) are justified with the 4 tall blocks located on the other side of the open space at the southern end of Lollard Street. The cluster of 21, 20 and 18 storey blocks (Brittany Point, Elkington Point and Ward Point) with a new addition of 16 storey Lollard Street development by Lambeth would balance the 10 / 11 storey blocks on the development. 

Q) What impact will the proposals have on Lollard Street? 

A) The proposal will add a 4 storey building with top (5th) floor set back with individual front doors. The ground floor properties will have their own front gardens. The communal entrance of the block will be closer to the junction with Lambeth Walk. At the junction of Lambeth Walk the 10 storey Block A is located with its communal front door on Lollard Street. There won’t be any changes to the parking spaces along this road. There won’t be any changes to Lambeth Walk Doorstep Green. 

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