WALCOT FOUNDATION
  • Home
  • About
    • In a nutshell
    • History
    • Our approach as grantmaker
    • Walcot Estate
    • About poverty
    • Governance >
      • Investment Policy
    • Logo
  • News
  • Grants
    • Individuals
    • Organisations/Schools
    • priorities
    • Previous Grants
    • Impact
    • Lambeth Stories
    • Feedback
    • Programmes
  • Support our work
    • Donate
    • Volunteer
  • Letting
  • Contact
  • FAQs
  • Publications
  • Area we cover
  • Jobs

Walcot Mews.

ARCHIVED PAGE—no longer being updated

This page contains information about the planning and construction of six new properties on a site that originally had housing and after WW2 bombing had garages. The Foundation planned for its development from around 2010. The aim was to make the best use of land and to increase income for our charitable work.

The project provoked some local opposition (but also some local support). Construction was due to end in 2021, but the impact of the pandemic and of Brexit affected the supply of both labour and materials.  We are grateful to the contractor, Thames & Newcastle, for all its hard work and to other partners including Form Studio architectural practice.

These pages remain as a record of the project.

Development of the former Walcot Square
garages site

INFORMATION FOR NEIGHBOURS ADJOINING THE SITE

10 January 2022
Supply problems - currently affecting many construction projects in the UK - have caused delay in the completion of this project.  Some of the concluding works are to do with landscaping and will periodically generate noise. We apologise for the impact this may have on our neighbours.

13 September 2021

On Friday 10 September, the works noise from the site was louder than usual. We, and our neighbours, are usually informed in advance by the contractor of this. It continued on Saturday morning.  We have raised the lack of advance notice.  The level of sound would have been the same, of course, but we apologise for the lack of notice through the usual channels.

5 July 2021
From Thames & Newcastle, contractor: "From this week (w/c 5 July) we expect to begin removal of the concrete driveway within the site. This Is needed to allow the laying of services such as sewers, gas, electricity, and BT connections. We are sorry that this will bring with it unavoidable disruptive noise in the form of percussive drilling and lorries collecting waste from site during the week. At the same time new sewer connection works begin (delayed since May) and may take up to 4 weeks to complete. These works may cause some disruption to Walcot Square as parts of the road will need to be excavated in order to connect the site to existing sewer."
Contractor's newletter 009 to neighbours 7 July 2021

7 April 2021
Contractor's Newsletter to Neighbours, 7 April 2021

Download as PDF

3 February 2021
Contractor's Newsletter to Neighbours, 3 February 2021

Download as PDF

15 December 2020
"Site works during the last couple of months have been much of the same; block and brick masonry works up to roof level. When up at roof level with the masonry, we then installed the roof structure, with the roof finishes following shortly after. During the New Year we will be commencing fit-out. We would like to thank you for your continued patience with our construction works during the year. We know that a lot of our works impact your lives in one form or another which can prove somewhat frustrating at times. We appreciate your understanding, and would like to re-iterate that we are doing all we can to minimise disruption where possible. 
From all at Thames and Newcastle, we would like to wish you a very Merry Christmas, and a Happy New Year." 
See the contractor's letter to neighbours (PDF).

7 December 2020
Christmas site shutdown at Walcot Mews
Thames & Newcastle will be shutting down the site on Friday 18 December 2020 and reopening Monday 4 January 2021.  During this time, they do not expect anyone to be on site. They would appreciate being told by neighbours of any activity within the site - 020 8962 3320 or email info@thames-newcastle.co.uk
​​
26 October 2020
News update for neighbouring properties from Thames & Newcastle - PDF here

18 September 2020
News update for neighbouring properties from Thames & Newcastle - PDF here

29 July 2020
Thames & Newcastle expect the site to generate higher levels of noise in early August as old hardstanding is broken up and removed. They will circulate details to all neighbouring properties in advance.

3 June 2020
The contractor, Thames & Newcastle, circulated this letter to neighbouring properties today.

22 April 2020
Thames & Newcastle, the contractor, has informed the Foundation and those adjoining the site that it will be recommencing limited works from 23 April 2020. T&N say: "These works will all be completed fully in compliance with the government's guidelines and the site operating procedures produced by the Construction Leadership Council (currently version 3).  In order to ensure continued safety of operatives and residents the following control measures will be in place (along with others too numerous to note):
 
  1. Operative numbers on site will be at a largely reduced level to allow adherence to all social distancing measures, tasks will be undertaken in sequence rather than concurrently to allow reduced numbers of operatives on site.
  2. Operatives will all travel to site using their own transport, no use of the public transport system or lift sharing will be permitted.
  3. All operatives will wash their hands regularly and upon first entering site and prior to leaving.
  4. Additional cleaning of all welfare facilities is in place.
  5. Staggered breaks so social distancing can be complied with during break times.
  6. All shared items of plant or equipment will be cleaned with sanitiser before use by each operative and again when finished with.
 
We have produced a separate safe system of work for operations during this period and all operatives are fully briefed on this and committed to complying with them, this is continually monitored and will be updated if required.  ...everything we are doing will be carried out in a safe and controlled manner to prevent increased risk to our workforce, the NHS or local residents."
 

25 March 2020
The contractor has decided to suspend operations in response to the Covid-19 outbreak.

10 March 2020
The contractor has reported that work begins today on breaking up the concrete floor of the former garages compound. This will generate additional noise and is expected to take two weeks,

10-14 February 2020
It is expected that work will take place on breaking up concrete slabs this week. 
This will generate additional noise.

4 & 5 February 2020
The contractor reports that they will be breaking up concrete today and tomorrow and that this will generate noise.

31 January 2020
The steel framework for the detached house went up today.

29 November 2019
Works on site began this week.
Some activity will be taking place on Saturday 30 March (0800-1300hrs).

18 November 2019
Initial works are to begin on 25 November 2019. Further details in this letter sent by the contractor to all neighbouring properties.

30 August 2019
Thames & Newcastle is the contractor managing the new development. They have written to all neighbouring properties. "Our works are due to commence on 7th October, the first few weeks and months will include site clearance, demolition and excavation. As part of these works there will be some delivery and rubbish lorries and some elevated noise levels, we will endeavour to minimise the noise and disturbance wherever possible but please do contact us should you feel that we could be doing more." Details of their Site Manager will be posted here. In the meantime, contact should be via the Project Manager, using the contact form to the right.

21 August 2019
Thames & Newcastle Ltd has been appointed to undertake the development. On-site works are due to begin on Monday 7 October 2019 and the current expectation is that the project will be completed by early 2021.

Those adjoining the site will be informed of contact details as a means of raising concerns or questions with the contractor during the project.  Additionally, our surveyor is in touch with adjoining properties about boundaries.

15/7/2019
Final discussions are taking place with the contractor and we expect soon to be able to indicate a likely start date on demolition of the garages.

23/5/2019
Discussions continue with neighbouring properties that border the site. No works are currently scheduled that would cause disturbance to neighbours.

15/3/2019
No works are currently scheduled that would cause disturbance to neighbours.
We are in contact with neighbouring properties about boundary walls.

13/2/2019
No works are currently scheduled that would cause disturbance to neighbours.
We are in contact with neighbouring properties about boundary walls.

7/1/2018
No works are currently scheduled that would cause disturbance to neighbours.

14.11.2018
An asbestos survey of the site has been scheduled to take place in week beginning 19 November. We are not expecting this to generate any noise disturbance.

25.10.2018 (updated 31/10/2018)
Today we received a report from an arboricultural consultancy on the management of a Honey Locust tree which stands on the site covered by the development. It suffered wind damage in mid-September and has been assessed also by two tree surgeons and Lambeth's Tree Officer. The location of the tree is shown in the aerial image. At first it was hoped that minimal cutting back might be sufficient to make the tree safe.  The conclusion of the experts is that the damage is serious and renders the tree unsafe and vulnerable to further damage.

Key findings and recommendations:
  • the crack in the western facing limb has significantly weakened the tree
  • it requires 'rapid intervention' to prevent failure
  • the cracked limb should be removed entirely
  • this will reduce the tree's eastern limb's ability to cope with wind forces and to mitigate this the eastern crown should be significantly reduced
We will schedule the works as quickly as possible*. Our neighbours surrounding the development site will be informed directly. The damaged limb overhangs two neighbouring gardens and we have been in regular contact with these neighbours since the damage was first noted. *31/10/2018: These works are now confirmed for Friday 23 and Monday 26 November 2018

23.10.2018
Further trial pits are to be dug on Friday 26 October 2018, beginning in the morning and continuing throughout the day.

15.10.2018
A small number of further trial pits are planned, to complete the picture revealed by those recently undertaken.  Once known, the date will be posted. [UPDATE: See above]

13.10.2018
One of the trees on the site suffered serious wind damage in mid-September. The condition and remedial options are currently being assessed by arboricultural experts.
[UPDATE: See 25.10.2018 entry]

24.09.2018
No activity is currently scheduled that will disturb or intrude on our neighbours.  We'll post future news as it becomes available.

25.07.2018
Exploratory ground works are scheduled for 30 July-2 August 2018 and are expected to generate some drilling noise, particularly on the first day.  The Project Manager has written to all properties adjoining the site with further details.

The Project Manager can be emailed using the contact form to the right
Picture
Groundworks 19 May 2020
Picture
7 October 2021

Our plans for Walcot Square Garages - context to the development

The Foundation's Governors are developing land occupied by garages where houses stood until destroyed in WW2.  Initial discussions took place at the end of 2012, planning permission was obtained in December 2017 and construction began in 2019.  The development will make better use of the land and will generate new income to allow us to maintain and extend our charitable work in Lambeth.

Q&As

Why this proposed development?
We are a charity that has existed for the relief of poverty in Lambeth since the early 17th century. Our property holdings generate roughly half our annual income and directly fund our work.

Will it enhance what is a Conservation Area?
Yes, that has been our aim. From the outset we specified quality materials and a design that does justice to the surrounding area and adopts a proportionate scale. It was the Foundation that laid out Walcot Square and some surrounding streets in the 19thC, and which led on repairs and restoration following WW2 bomb damage. The designs have been the subject of extensive discussion with the planners, architects and neighbours.

What about the trees on the site, and wildlife?
The proposals result in the felling of two trees: one on the development site, one in an adjoining garden owned by the Foundation. The tree on the site is assessed as a ‘category C’. These proposals have been accepted by the council’s tree officer.  All other trees on the site are retained. So far as wildlife is concerned, an ecological survey found little suitable habitat for protected species and describes the site as being of low ecological value.

Is the Foundation over-developing the site, for the greatest return?
No. Our brief was explicit: quality material, thoughtful design.  It has never been our aim to maximise occupancy at the expense of the site.  We have of course had to ensure that the development will generate a reasonable income for our work, in relation to total cost.  We chose houses over flats and have tried to future-proof the design by anticipating what people will expect in the future.

What has been the design thinking? (From the architect)
The redevelopment approach is based on returning the site to its original residential use, whilst responding to present day circumstances and the many factors including ecology, mature trees, daylight/sunlight, accessibility, security, parking, energy use, historic design context and housing shortage, that now have to be taken into account and balanced in any new development.
 
The proposed Mews configuration places a terrace of five houses down the centre of the site, at the greatest possible distance from the rear of the Kennington Road terrace to the west and the rear of the Walcot Square terrace to the east, whilst also allowing for the retention of the principal mature trees. West-facing private gardens are located on the 'soft' side of the new terrace, with a hard-landscaped mews to the east of the terrace providing the shared access and parking.
 
What is planned has a subordinate relationship in scale and decorative detail to the existing terraces of 18th and 19th century houses arranged either side of the garages. An arrangement which makes possible on-level access required by current legislation for disabled access could not have been achieved with a replication of the original terrace, with its characteristic raised ground floor level.  Development of the original plans has resulted in a more contextual elevational treatment, which reflects the simple proportions and format of 19th century mews buildings.
The Walcot Foundation 127 Kennington Road London SE11 6SF
Map  020 7735 1925  How to contact us |what3words ///each.dips.tests

The Walcot & Hayle's Trustee (company 6133849) is sole trustee of The Walcot Educational Foundation (312800), The Hayle's Charity (312800-1), The Walcot Non-Educational Charity (312800-2) and The Lady Cynthia Charity (312800-3)
© 2006-2022 The Walcot Foundation
Vertical Divider
Search our site
Subscribe to news | Grantee? Give us feedback
Donate | Tenant resources | Safeguarding | Our logo
We are a Living Wage Employer | Privacy| Whistleblowing
Unhappy with our service? | FAQs | Publications

  • Home
  • About
    • In a nutshell
    • History
    • Our approach as grantmaker
    • Walcot Estate
    • About poverty
    • Governance >
      • Investment Policy
    • Logo
  • News
  • Grants
    • Individuals
    • Organisations/Schools
    • priorities
    • Previous Grants
    • Impact
    • Lambeth Stories
    • Feedback
    • Programmes
  • Support our work
    • Donate
    • Volunteer
  • Letting
  • Contact
  • FAQs
  • Publications
  • Area we cover
  • Jobs