The Proposals

Careful consideration has been given to the design of the proposals to ensure that these not only provide a high-quality building within which Mission Care can continue to provide care for the foreseeable future, but are in keeping with the local area and sensitive to the neighbouring Camberwell Conservation Area.

Following the close of the public consultation, a series of meetings were undertaken with GLARA’s AGM, the local Ward Councillors, The Camberwell Society, and representatives of the GLARA Executive to discuss the feedback received. Mission Care has carefully considered all of the feedback received and has taken this into account as the proposals have been progressed. A planning application was submitted to Southwark Council, and validated on 9 March 2023.

The application seeks permission for a part three and part four storey new care home including up
to 63 bedrooms. A further period of consultation carried out by Southwark Council followed and a large number of public comments and consultee comments were received. Many of the public comments accept that the existing care home needs to be redeveloped. However, most of the comments fall into four broad categories. Transport, size and scale, daylight/sunlight, and planting on site.

Mission Care’s project team have carefully considered all of the comments received and an overview of our response, and the changes that have been made to the scheme as a result of this feedback has been provided below the updated site plan.

Transport related concerns

One of the significant consultee responses was from the Council’s Transport Team. The response raised no concerns about traffic generation or highway / pedestrian safety. However, it required a 1.8 metre footway along the northern boundary of the site from the kerbline, around the proposed drop-off bay and at the back of the existing protected London Plane tree. This requirement has been discussed in detail with Officers of the Council who stressed that it was important for the proposal to be revised to include this important requirement.

It was the view of Officers that a set back of the proposed building at this point to incorporate the footway would also beneficially help address the increase in the size of the building at this point and to improve this corner. Therefore, following careful consideration, Mission Care’s design team has revised the proposal to incorporate this footway. This is shown on the attached revised plans highlighted in the plan below.

Some concerns were also raised in the comments regarding an increase in traffic as a result of the proposals. Highways impacts have been carefully considered throughout the planning process. We are happy to provide reassurance that the proposed development will not result in any material impact to the public transport and road network in the vicinity of the site, nor give rise to concerns about highway or pedestrian safety. The findings of our highways’ assessments can be viewed in the Transport Statement and Addendum submitted as part of the planning application. The Council’s transport team raised no concerns around traffic generation or highway / pedestrian safety.

Building size and scale concerns 

A number of comments noted that the proposals are too tall and bulky. Whilst we appreciate that the proposals represent an increase to the size of the building footprint on site, the increase in size is necessary for Mission Care to continue to provide high quality care on site, by providing a building that will be fit for purpose for the foreseeable future.

Following the receipt of comments from stakeholders and in response to comments raised by Council Officers regarding the 1.8 meter wide footway, as noted above, the proposals have been revised to reduce the building by 55 sqm.

This reduction has resulted in the removal of the previously proposed laundry room. A small linen room will be retained, but the laundry operations will now be outsourced, which is an arrangement that works well on some other local Mission Care homes. The kitchen and bin store areas have also been re-configured to accommodate the changes. There has however been no loss of bedrooms which is an important factor in the viability of the proposed scheme. These changes are shown on the revised plan on this page – the orange ghost dash shows this reduction.

The height, scale, massing, and layout of the proposals have been carefully considered to ensure that they are acceptable in planning, heritage and design terms and are respectful of the site and its surroundings.

Daylight and sunlight

A number of comments have been received relating to the impact the proposals would have on the daylight / sunlight of surrounding properties. Mission Care has taken these concerns seriously and a detailed assessment of daylight and sunlight has been carried out of the existing surrounding properties.

The results of these tests show that the majority of existing properties surrounding the site would see no noticeable change in daylight or sunlight as a result of the proposal. The results do show some isolated reductions to a few surrounding properties, as would be expected, but daylight and sunlight levels remain in line with the levels expected in this location.

Trees and vegetation

Mission Care is committed to providing a high-quality environment for its future occupants and making a positive impact to the local area through the addition of further planting. This planting will also help to mitigate concerns over visual impact through additional screening.

A high-quality landscaping scheme comprising a number of different components appropriate for dementia care are proposed. The scheme incorporates improved garden areas for Love Walk with additional tree planting, green roofs, and green / living walls.

The proposals provide an Urban Greening Factor (UGF) of 0.42, which just exceeds the Mayor of London’s target of 0.4. As such the proposals are compliant with policy.

The floor plans are included below for awareness. The planning application submitted to Southwark Council includes the full suite of technical information and is available to view through the Council’s Planning Portal using the reference number 23/AP/0330.