The Council Planning Committee
Clashing with a Healthier Communities Committee, the planning committee ended up with only 3 people on it - 2 Labour and 1 Green. After the develop made his speech saying how excited he was to have the opportunity to build this thing, the objectors were represented by Michael Abrahams from the Forest Hill Society. He argued that the building was contrary to the council's own conservation area policies and that the effect on wildlife would be harmful. Councillor John Russell (Forest Hill) also made a speech objecting to the building, again highlighting the council's own conservation area policies and picking up on many of the residents concerns.

After this there was little discussion. The Green wanted some assurance of the building's fuel efficiency and requested deferment until a biodiversity report could be completed (the 2 Labours voted against this). They then went to the vote - 2 Labours in favour and 1 Green abstained (basically because she couldn't have a biodiversity report)

Application APPROVED

The Council Policies
There are loads of council policies and arguments. I've cut and pasted a few as it's a bit of a task! Here are some of the arguments given by objectors:

It was felt the building did not enhance
Council policy states that new buildings must preserve, protect or enhance the Conservation Area. The Architect?s Design statement says that this will enhance the conservation area.

The conservation area is made up of a mixture of Victorian villas, large gardens and trees. There are no modernist buildings in the conservation area.

It does not satisfy English Heritage?s description of enhancement
English Heritage states some of the means by which local authorities can enhance the appearance of conservation areas. Regarding new buildings, it states
Ensuring that new buildings harmonise with or complement their neighbours in scale, style or use of materials.

It does not satisfy Lewisham Council?s Conservation Area policies

URB 16 New Development, Changes of Use and Alterations to Buildings in Conservation Areas
The Council, having paid special attention to the desirability of preserving or enhancing the special architectural or historic character or appearance of its Conservation Areas, will not grant planning permission or Conservation Area Consent where:
(a) new development, or alterations and extensions to existing buildings is incompatible with the special characteristics of the area, its buildings, spaces, settings and plot coverage, scale, form and materials; and
In carrying out this Policy the Council will:
(e) encourage or require as appropriate the retention and reinstatement of building features and landscaping features such as front gardens and boundary walls, important to an area?s character or appearance, if necessary by the use of Article 4 Directions;

This proposed development is incompatible with the special characteristics of the area in terms of its scale, form and materials.

Large parts of the original brick wall forming the garden boundary on Albion Villas Road will be destroyed to make way for large gates to the house and drive. The a massive part of the original Victorian Garden will be lost forever to make way for this development.


It is close to a locally listed building
URB20 protects the setting of locally listed buldings

It doesn't fulfill the requirements of the laws on garden development

HSG 8 Backland and In-fill Development
Backland and in-fill development will be permitted provided the following criteria are met:
(b) the scheme must respect the character of the area, including the cumulative impact;
© the scheme must be particularly sensitively designed;
(e) there should be no appreciable loss of privacy and amenity for adjoining houses and their back gardens;
(f) there should be no appreciable loss of wildlife habitat;

Wildlife - taken from Michael's speech

The London Wildlife Trust have confirmed that photos taken of tracks some years ago on Albion Villas are from Muntjac Deer. These photos are from the 1990s but from noises heard at night it is very possible that these shy animals, the size of dogs, are still present in Millennium Green. There are recorded sightings of Muntjac deer in Sydenham Woods and they are known to spread along railway lines, which are directly adjacent to this site. With the possibility of such rare and shy animals present on the site further assessment is required as to the effect on such animals from garden clearance and construction work.