Vauxhall Sky Gardens, 143-161 Wandsworth Road

Lambeth

A redevelopment of the site for commercial and office uses, 239 new homes, and public space in buildings of up to 36 storeys. Designed by Carey Jones Architects.

Summary

We understand that planning permission was granted in 2008 for a development that was similar in design and scale to this current proposal. We are aware that the current application proposes some changes to the consented scheme. We note these changes, however, as the development is the subject of a new planning application, our comments follow accordingly.

We support the ambition of this project and find the concept of the sky gardens appealing in principle. However, we do not feel that the planning application demonstrates that the proposal can be successfully developed into a credible, high quality tall building. Furthermore, the planning application does not make a convincing case for the sky gardens as meaningful or usable amenity space. We urge the local planning authority to work with the design team to address the following concerns, before a decision is made on the planning application.

Scale and massing

In line with our CABE and English Heritage joint Guidance on tall buildings, CABE would expect this tall building proposal to be presented in the context of its own urban design study, which analyses the site’s relationship to its context and demonstrates how it sits in relation to the emerging policy context, and other tall buildings, consented and proposed. It is particularly important that a tall building in this location will complement the long term redevelopment proposals of the Nine Elms Area. While in our view, a convincing case could be put forward for a tall building in this location there is insufficient analysis in the current application.

Architectural treatment

We think that the elliptical shape of the tower could result in an elegant tall building. It is important, however, that the architecture is assessed against the most demanding standards of design quality to help ensure that the development is of sufficient quality. The architectural expression of this scheme relies on the articulation provided by the sky gardens and we are concerned that, if this is not achievable in reality, the form of the tower will be reduced to a bland building. We think the current proposals subjugate the sky gardens within the facades, reducing the level of interest and articulation in the elevations. We think further work is also needed to demonstrate how the folding screens to the balconies will work alongside the fins proposed. It is important that this detailing is resolved at this stage of the planning application process, as it will have a significant impact on the overall appearance and quality of the building.

We note that standard glass in daylighting conditions appears dark, not transparent, in reality. It will therefore be crucial to the architectural realisation of the sky garden concept that conditions on any approval are used to ensure that the glazing technology allows the sky gardens to be sufficiently visible through the façade during daylight hours. A tall building of this kind will be expensive to build. The planning authority should also use conditions on any approval to ensure that the high standard of architectural quality required is not diluted throughout the process of procurement, detailed design, and construction.

Sky gardens

The planning authority needs to assure itself that there is a convincing strategy, associated with the Section 106 agreement, for alternative amenity space - otherwise we think the development becomes unfeasible as a residential proposition. While we welcome the fact that residents of the social/rented accommodation will have direct access to the external amenity spaces, we are not convinced that this is a suitable proposition on its own. Without balconies, residents in the flats in the Wyvil Road block do not have access to any immediate outside space that does not require a journey via the lift or stairs. Outdoor space to dry clothes in or enjoy a coffee is important to people’s everyday life. We also think that a much more detailed and rigorous analysis is required to test how the sky gardens will work in reality. This should include a detailed landscape plan that is a key part of the planning application as well as a strategy for how the gardens will be cleaned, ventilated, cooled, maintained and managed. This aspect of the design will need to be heavily conditioned in any approval to ensure that the sky gardens provide meaningful and habitable amenity space that will be adequately maintained and managed in the long term.