Planning Application at The Lodge, 98-100 Tooting Bec Road; THG response

Tooting History group has commented on the recent planning application at The Lodge 98-100 Tooting Bec Road.  The applications are for a replacement front door and installation of CCTV. Responses to the Council consultation closed on 10th October. 32 objections have been submitted by local residents. You can see them on the Council’s website here.

Tooting History Group comments are as follows:

I write on behalf of Tooting History Group to express our concern and interest in the Lodge and object to aspects of the planning applications listed below;

2018/4521 and Listed Building Consent 2018/4179 for installation of replacement windows to front, rear and side elevations and replacement of front door to timber panel door.

2018/4178 and Listed Building Consent 2018/4523 for erection of temporary weld mesh fence and installation of 4 temporary CCTV cameras.

These proposals were submitted following a short lived ‘reveal’ of the Lodge when wooden hoardings, erected some five years ago were recently removed from around the site. This was met with much local relief and celebration.  Unfortunately a mesh fence was then swiftly erected and it subsequently covered with a green netting obscuring views of the Lodge.

The application to erect a wire mesh fence is retrospective – the fence is installed now and in such a way as to divide the Lodge itself from it’s surrounding curtilage.

The Lodge contributes significantly to the public realm and any temporary fencing must ensure that full views of the Lodge are possible.  We find the current wire mesh fencing, with green netting removed, acceptable as a temporary solution while works continue.                                                                                                                     

It is important that all attempts to introduce any indication of subdivision of the site be resisted; the wire mesh fence within the grounds must be removed forthwith.

We were disappointed to note the plastic pipes and hopper on the Romberg Rd elevation, the quality of the approved render and paintwork and the inconsistent detail in replaced fenestration – some windows have horns, others do not.  We concede however that, no matter our frustrations and perhaps those of others in whose hands the Lodge might receive a more scholarly repair, the nature of repairs carried out by the current owner have largely met the requirements of Wandsworth Council’s Conservation and Design team.

We are disappointed that Wandsworth Council is reconciled with a replacement front door too and we therefore conclude that no further alteration should be tolerated.  Already installed are two PVC windows to the extension which are wholly inappropriate and harm the overall appearance of the Lodge.  Retrospective applications for these ‘temporary’ windows should be refused and replaced with timber framed windows.

We appreciate the importance of safeguarding the Lodge and suggest this is best achieved when the building serves a viable use requiring the completion of works. We object the installation of cameras on the Lodge which are an unnecessary visual blight on the otherwise repaired façades.  An alternative solution could be sought in the employment of guardians to reside at the Lodge – this would encourage the completion of work.

The proposals mention that aspects of these applications are temporary while plans are finalised to be shared in the near future.  Given the frustrating delays in the repair of the Lodge thus far it can be presumed that the temporary nature of these works may be far from what might usually be assumed.  We look forward to a time when we consider plans that would allow the reoccupation of the building and grounds and feel the extent of our objections regarding these current plans should not delay the current owner from focusing to that end.

Tooting History Group seeks to cherish that which remains and ensure that the built past has an appropriate and deserved future for all Tooting and Wandsworth to enjoy.

Regards,

Libby Lawson

Conservation Officer,                                                                                                                            Tooting History Group

Lodge In Tooting Bec Road Still At Risk-Council Report

Wandsworth Councillors this week (14th November 2018) considered an updated list of historic buildings in the Borough designated as “at risk”. The list included The Lodge at 100, Tooting Bec Road. The designation is made by Historic England. The Lodge is also the subject currently of a planning application to which there have been 32 objections. You can find the full report here.

The Committee Report Appendix gives the following update on the lodge:

“(h) Lodge, 100 Tooting Bec Road, SW17 (Bedford): This building was added to the
Register in 2010 following the closure of the garden centre that occupied the site up
to then. Planning and listed building applications to use the building for retail (A1) use
and ancillary office, together with a separate new building for use as a café and
storage facilities for cars in conjunction with car sales were approved in September
2012. As insufficient action had been taken by the owner to safeguard the future of
the building officers obtained approval in 2015 for the service of a Repairs Notice on
all those with a legal interest in the property. Following the service of the Repairs
Notice in early 2015 the owner initially started to carry out works, then after a
cessation of works the Council obtained authority to commence Compulsory
Purchase Proceedings. Repair works recommenced in 2016. Listed building
applications were submitted in 2016 for works of alterations to windows and doors
and refurbishment. One application to replace windows was refused and was subject
of an Appeal, which was dismissed by the Inspector. The other application was
subject to an Appeal against the conditions. The condition relating to the retention
and restoration of the front door was upheld by the Inspector; the other two
conditions relating to the reinstatement of lath and plaster ceilings and the
requirement for a like-for-like match for a number of windows were removed from the
permission by the Inspector. Following the Appeal decisions the Council wrote to the
applicant on 11 July 2017 requesting a timetable for the carrying out of the
outstanding works set out in the letter be submitted within 10 days. The letter also
stated that should this not be received then the Council will reconsider the
expediency of compulsory acquisition. By November 2017 the owner had sufficiently
completed the outstanding works to repair the listed building though the building
remained unoccupied and with hoardings around the site. The owner was given time
to submit applications to deal with the proper treatment to the boundaries and to set
out their intentions with regard to the building. As the hoardings were still in place by
December 2017 authority to serve an Enforcement Notice (Paper 18-23) was
obtained in January 2018. The owner was required to remove the hoardings by 23
June 2018. The hoardings were removed on 22 June by the owner who then
proceeded to erect a timber fence with open wire and green netting fixed to this. This
work requires planning permission. Further unauthorised works to the listed building
have been carried out in the form of a UPVC window. The owner has recently
submitted planning and listed building consent applications to regularise the works
carried out including the replacement front door. Officers of the Council have spent
considerable amounts of time on this case because of the initial non-compliance with
enforcement action at each stage by the owner. A fresh application to include the
building in the list of Assets of Community Value has been received.”