Likelihood Score
10%
Very Low Likelihood
Local Approval Rate
78%
All types · 2 refusals for this scheme type
Planning Fee
£2,312
4 units × £578
CIL Estimate
£27,500
220 sqm × £125/sqm (est)
1 Likelihood of Approval
10%
likelihood of planning approval
Very Low Likelihood
| Factor | Adjustment |
|---|
| Base score | +50 |
| Policy conflict — loss of E(a) ground floor retail in Lambeth local shopping frontage (Local Plan Policy ED3) | −15 |
| Listed building adjacent — Denmark Place Baptist Church Grade II at 0.02mi | −10 |
| Direct precedent — commercial→residential with rear extension REFUSED at 39-41 Coldharbour Lane, 0.01mi (25/01770/FUL, Oct 2025) | −15 |
| Additional local precedent — office→residential REFUSED at 43-45 Coldharbour Lane, 0.01mi (19/04129/P3O, Dec 2019) | −5 |
| n_units = 4, below 10-unit affordable housing threshold | +5 |
| Final score | 10% |
3 Scheme Summary
| Proposal type | Mixed — Change of use + Extension |
| Use class change | E(a) Ground floor retail + existing upper floors → C3 self-contained dwellings |
| Units proposed | 4 self-contained flats |
| External alterations | Yes — rear extension at first floor level |
| Key features |
- Entire building converted to residential including ground floor retail unit
- Ground floor unit described as currently vacant
- Rear first-floor extension proposed
- Grade II listed Denmark Place Baptist Church at 0.02mi
- Direct precedent: commercial→residential refused at 0.01mi, Oct 2025
|
4 Costs & Fees
Planning Application Fee
£2,312
CIL Estimate
~£27,500
220 sqm GIA × £125/sqm
(Lambeth Borough ~£100/sqm + Mayoral £25/sqm Zone 2)
⚠ Fallback estimate — verify against Lambeth CIL Charging Schedule
Assumption of Liability notice required
Pre-Application Service
~£600+VAT
Minor application tier (1–9 units)
Written officer response
Approx 4–6 week turnaround
Fallback estimate — check Lambeth portal
5 Site & Local Planning History
10 applications found within 0.5mi · Local approval rate: 78% (all types) · Both residential conversion applications refused
| Reference | Address | Proposal | Decision | Date | Distance |
|---|
| 25/01770/FUL |
39-41 Coldharbour Lane SE5 9NR |
Conversion of first floor commercial (E) to 9 flats + rear extension + 2 additional storeys |
Refused |
Oct 2025 |
0.01mi ⚠ |
| 24/03606/LDCE |
39-41 Coldharbour Lane SE5 9NR |
Certificate of Lawfulness for existing use as Book Charity (Use Class E) |
Approved |
Jan 2025 |
0.01mi |
| 26/00798/FUL |
39-41 Coldharbour Lane SE5 9NR |
Increase in height of rear single storey building + ventilation duct |
Pending |
Mar 2026 |
0.01mi |
| 19/04129/P3O |
43-45 Coldharbour Lane SE5 9NR |
Prior Approval for office (B1a) to 9 residential units |
Refused |
Dec 2019 |
0.01mi ⚠ |
| 21/01022/FUL |
Rear of 114 Denmark Hill SE5 8RX |
Demolition and erection of 2-storey 2-bed dwellinghouse |
Approved |
Nov 2021 |
0.02mi |
| 26/00391/LDCE |
122 Denmark Hill SE5 8RX |
Certificate of Lawfulness for rear 2nd floor roof terrace |
Approved |
Apr 2026 |
0.02mi |
Key precedent: 25/01770/FUL (Oct 2025) at 39-41 Coldharbour Lane (0.01mi) — conversion of commercial E-class use to residential with rear extension refused. The refused scheme was larger (9 units + 2 additional storeys) but the principle — loss of commercial use, rear extension — is directly analogous to the current proposal. Obtain the refusal notice before commissioning full drawings.
6 Policy Assessment & Constraints
✓
Conservation Area
Not in a conservation area
✓
Listed Building On Site
No listed building on site
✗
Listed Building Adjacent
Denmark Place Baptist Church — Grade II — 0.02mi · Forecourt wall and railings also Grade II at 0.02mi
?
Article 4 Direction
Endpoint unavailable — check Lambeth planning policy for any Article 4 directions affecting SE5. Lambeth has various Article 4 directions; verify before assuming permitted development rights apply.
✓
Green Belt
Not in green belt
✓
Flood Risk
Flood Zone 1 — Very Low risk
✓
AONB
Not in Area of Outstanding Natural Beauty
✗
Retail Protection Policy
Coldharbour Lane is within a designated Lambeth Local Centre where ground floor E(a) commercial uses are protected under Local Plan Policy ED3/ED7. Marketing evidence required to justify loss.
7 Key Planning Issues (5 identified)
Lambeth Local Plan (2021) Policy ED3 — Appropriate uses in Local Centres; Policy ED7 — Protection of retail floorspace
Lambeth's Local Plan strongly protects retail frontages in local and district centres. Coldharbour Lane forms part of a designated Local Centre where ground floor commercial uses (Class E) are actively protected. Converting the entire building — including the ground floor retail unit — to C3 residential removes commercially active floorspace and is likely to be resisted. Even with a vacant unit, Lambeth will typically require at least 12 months of active marketing at a reasonable asking rent before accepting loss of commercial use. This is the primary policy barrier for the scheme.
MitigationCommission a Retail Impact Assessment and marketing evidence demonstrating the unit has been actively marketed for commercial use at a reasonable rent for at least 12 months with a full log of enquiries. Alternatively, retain the ground floor as E-class use and limit the scheme to conversion of upper floors only — this fundamentally changes the policy position and is the strongest route to consent.
PA Ref: 25/01770/FUL — 39-41 Coldharbour Lane SE5 9NR (0.01mi, decided October 2025)
A full planning application for conversion of first floor commercial use (Class E) to 9 residential units with a first-floor rear extension was refused at 39-41 Coldharbour Lane in October 2025. While the refused scheme was larger (9 units + 2 additional storeys), the core proposition — converting commercial E-class use on Coldharbour Lane to residential with a rear extension — is directly analogous to the current scheme. Notably, the refused scheme retained the ground floor commercial use; the current scheme proposes to also lose the ground floor retail, making it arguably more conflicting with policy.
MitigationObtain the full refusal notice for 25/01770/FUL immediately. If the primary refusal grounds were scale and height (additional storeys) rather than the principle of commercial-to-residential conversion, there is limited scope to distinguish the current proposal. If retail protection was cited, the current scheme faces the same grounds. Do not commission full drawings until the refusal reasons are understood.
NPPF para 196–208; Lambeth Local Plan Policy Q23 — Heritage assets
Denmark Place Baptist Church (Grade II) and its forecourt walls and railings (also Grade II) are located 0.02 miles from the site. No external alterations are proposed to the front elevation, but the rear first-floor extension may be visible from neighbouring properties. Lambeth will require a Heritage Statement as a validation requirement. The absence of front elevation changes substantially reduces the risk of a heritage objection, and the rear extension is unlikely to affect the setting of the listed church directly.
MitigationCommission a brief Heritage Statement confirming that the rear extension is not visible from the curtilage of the listed church. This should be straightforward if the extension is within the rear curtilage. Frame the removal of the vacant retail unit as a positive contribution to the streetscene in the statement.
Lambeth Local Plan Policy ED7; NPPF para 90 — supporting a prosperous rural economy (town centre policies)
Even where a commercial unit is genuinely vacant, Lambeth will require formal marketing evidence before accepting the loss of the commercial use. This typically means demonstrating active marketing for a minimum of 12 months at a realistic asking rent with a full record of all enquiries, viewings, and offers received. Without this evidence the application is likely to be refused on retail protection grounds regardless of the broader planning merits.
MitigationIf the unit has not already been marketed, begin marketing immediately at a market rent and instruct agents to maintain a full log of enquiries. The minimum marketing period Lambeth expects is 12 months — factor this into the project timeline. This evidence alone could take the scheme from refusal to a defensible position.
Lambeth Local Plan Policy Q2 — Design quality; London Plan Policy D3 — Optimising site capacity
The proposed rear first-floor extension involves external alterations that could affect the amenity of adjacent properties through potential overlooking or loss of daylight. Lambeth's design policy requires extensions to be subordinate in scale and to use materials appropriate to the host building. A first-floor rear extension is not inherently problematic but will trigger the requirement for a Daylight and Sunlight Assessment and a Design and Access Statement addressing the extension's impact.
MitigationCommission a Daylight and Sunlight Assessment if neighbouring residential windows may be affected. Ensure the extension is set back from side boundaries, uses materials matching the host building, and is described as subordinate in scale throughout the application documents. The Heritage Statement should also address the extension's visual impact.
8 Environmental Flags
Likely
Air Quality — SE5 is within the Greater London Air Quality Management Area (ULEZ). Coldharbour Lane carries significant road traffic and is likely to exceed the 10,000 AADT threshold triggering an AQ Assessment requirement.
Commission an Air Quality Assessment as part of the application. Lambeth may require this as a validation document for new residential development in the AQMA.
Likely
Contaminated Land — Ground floor has historic commercial use. Change of use to residential on a former commercial site in an urban area triggers contamination assessment requirements under Policy Q10 and the National Planning Policy Framework.
Commission a Phase 1 Environmental Risk Assessment (Desk Study) before submission. If Phase 1 identifies contamination risk, a Phase 2 intrusive site investigation will be required before determination.
Likely
Noise — The site is adjacent to Coldharbour Lane (A2218) and within proximity of Denmark Hill road. New residential dwellings must demonstrate adequate acoustic separation from road traffic noise per British Standard BS 4142:2014.
Commission a Noise Assessment (BS 4142). Findings will inform glazing specification, mechanical ventilation requirements, and acoustic detailing for the proposed flats. This is likely a validation requirement for Lambeth.
Mandatory
Biodiversity Net Gain (BNG) — Mandatory for all planning applications in England since 12 November 2023 (Environment Act 2021). A minimum 10% biodiversity net gain must be demonstrated.
Submit a BNG Assessment and Biodiversity Metric calculation with the application. The site likely has limited existing biodiversity value as a commercial unit — the BNG requirement may be met via a financial contribution to Lambeth's off-site BNG fund or purchase of off-site biodiversity units.
9 Alternative Scheme Options
Current scheme scores 10% (Very Low). The following variants would score materially better.
Removes the primary policy conflict by retaining the ground floor in commercial use, directly addressing Lambeth's retail protection policy. Eliminates the rear extension design risk and removes the need for a Daylight/Sunlight Assessment. This variant distinguishes the proposal from the refused scheme at 39-41 Coldharbour Lane, which also converted only upper floors while retaining the ground floor commercial use. Upper-floor residential is generally more acceptable in mixed-use town centre settings — this is the most viable route to consent.
Trade-off: One fewer unit, lower GDV. Ground floor retail tenancy risk retained — the applicant must find and manage a commercial tenant, or the retail unit remains vacant.
Converts the ground floor to a workspace use (Class E(g)(iii) — light industrial/studio), which remains within the E use class and satisfies Lambeth's requirement for active commercial use in the local centre. Upper floors to residential. This is increasingly common in Lambeth and reflects the council's support for creative industries and affordable workspace in the Brixton area. A mixed-use scheme is more likely to be viewed sympathetically than a full residential conversion.
Trade-off: Lower GDV than full residential per sqm. Requires finding a workspace tenant. May require enhanced soundproofing between workspace and residential units above (Part E Building Regulations).
If the upper floors have been in residential use for more than 4 years continuously (or the change occurred more than 10 years ago without enforcement action), a Certificate of Lawfulness for the Existing Use (CLUE) may be available. This confirms the lawfulness of the residential use without requiring planning permission, sidesteps the retail protection policy debate, and provides certainty on the upper-floor position before any further application is made for the ground floor.
Trade-off: Does not create new residential units — only formalises existing use. Ground floor retail position unchanged. Requires evidence of continuous use (tenancy agreements, utility bills, council tax records).
10 Required Documents
Required by London Borough of Lambeth for mixed change of use and extension application creating 4 dwellings.
| Document | Status | Notes |
|---|
| Planning Application Form (1APP) | Mandatory | Online via Planning Portal |
| Site Location Plan (1:1250) | Mandatory | OS-based, site outlined in red |
| Block Plan (1:500) | Mandatory | Showing site boundary and rear extension footprint |
| Existing and Proposed Floor Plans and Elevations | Mandatory | All storeys including rear extension, to scale |
| Existing and Proposed Sections | Mandatory | Required given rear extension and level changes |
| Planning Application Fee | Mandatory | £2,312 (4 units × £578 post-Dec 2023 schedule) |
| Design and Access Statement | Mandatory | Must address retail loss justification, NDSS compliance, rear extension design rationale, and heritage setting |
| Retail Impact / Commercial Marketing Evidence | Mandatory | 12+ months active marketing evidence at market rent with full enquiry log — critical for justifying loss of E(a) use |
| Heritage Statement | Mandatory | Required given Grade II listed Denmark Place Baptist Church at 0.02mi. Must confirm no harm to setting. |
| Daylight and Sunlight Assessment | Mandatory | Required given rear first-floor extension and potential impact on neighbouring windows |
| Air Quality Assessment | Mandatory | Lambeth validation requirement for new residential in Air Quality Management Area |
| Phase 1 Contaminated Land Assessment | Mandatory | Required for change of use to residential on former commercial site |
| Noise Assessment (BS 4142) | Mandatory | Required given proximity to Coldharbour Lane road traffic |
| Biodiversity Net Gain Assessment | Mandatory | Mandatory for all England applications post-November 2023 |
| NDSS Floor Area Schedule | Mandatory | Demonstrating each proposed flat meets Nationally Described Space Standards |
| CIL Additional Information Form | Mandatory | Lambeth charges CIL — form required with application |
| Assumption of Liability Notice (CIL) | Mandatory | Must be submitted with application if CIL applies |
| Existing and Proposed Sections | Discretionary | Recommended given rear extension — shows relationship to neighbouring properties |
11 Likely Conditions if Approved
Based on scheme type, LPA practice, and site constraints. These are the conditions most likely to be attached to any grant of planning permission.
1
Development to commence within 3 years of the date of permission
Standard time limit condition
2
Development to be carried out solely in accordance with the approved drawings and documents
Standard in accordance with plans
3
Details of external materials for the rear extension to be submitted and approved in writing by the LPA before construction commences above damp proof course
External alterations proposed; proximity to Grade II listed church
4
A sound insulation scheme between all residential units, and between units and any retained commercial use, to be submitted and approved before occupation. Must achieve Part E Building Regulations minimum.
Residential conversion — Part E Building Regulations and Lambeth standard
5
Cycle storage providing a minimum of 1 secure space per flat (4 spaces total) plus visitor provision to be installed and retained before first occupation
Lambeth cycle storage standards for residential development
6
Refuse and recycling storage details to be submitted and approved in writing before construction commences
Lambeth waste management requirements
7
No development above damp proof course until a written Heritage Setting Assessment addressing the impact of the rear extension on the setting of Denmark Place Baptist Church has been submitted and approved in writing
Proximity of Grade II listed church at 0.02mi
8
A contamination remediation scheme to be submitted and approved in writing before any ground-breaking works; any contamination identified during works to be reported and remediated before occupation
Change of use to residential on former commercial site
12 Appeal Prospects (if refused)
Weak
Written Representations route recommended if appeal pursued
Recommended Route
Written Representations
Typical Timeframe
~22 weeks from validation
Cost Estimate
£3,000–£8,000 with agent
The October 2025 refusal at 39-41 Coldharbour Lane (0.01mi) is the single most significant piece of adverse evidence for any appeal. An Inspector will give significant weight to a recent refusal for an analogous scheme on the same street. However, the refused scheme was substantially larger (9 units + 2 additional storeys), and if Lambeth's refusal grounds were primarily scale and massing rather than the principle of commercial-to-residential conversion, there may be limited scope to argue a smaller 4-unit scheme should be treated differently. Critically: obtain the refusal notice for 25/01770/FUL before deciding whether to appeal. If Lambeth's grounds included retail protection (loss of E(a) at ground floor or upper floors), those grounds apply equally or more strongly to this scheme and an appeal is not recommended without a fundamental scheme amendment.
Very Low Likelihood — Score 10%
Do not submit this scheme in its current form. The combination of Lambeth's retail protection policy (loss of E(a) ground floor commercial in a Local Centre), two local refusals for analogous conversion schemes within 0.01 miles, and a substantial required document set creates a high-cost, high-risk application with very poor prospects of success.
Immediate actions:
1. Obtain the refusal notice for 25/01770/FUL (39-41 Coldharbour Lane, refused Oct 2025) — this will confirm whether the grounds were scale-based or principle-based, and determines the viability of any appeal or amended scheme.
2. Commission 12 months of active retail marketing at market rent before re-submitting — this is the critical document Lambeth requires to justify loss of commercial use.
3. Consider redesigning the scheme as Option A: retain ground floor E(a) use, convert upper floors only to 3 residential flats with no rear extension. This single change removes the primary policy barrier and distinguishes the proposal from the refused precedent.
A pre-application meeting with Lambeth (~£600+VAT, written response in 4–6 weeks) is strongly recommended before committing to any drawings or specialist reports.
Budget (current scheme if submitted): Planning fee: £2,312 · CIL estimate: ~£27,500 · Specialist reports (est): £8,000–£15,000 · Pre-app: ~£600+VAT
14 Data Sources
| Source | Data Retrieved | Fallback Used? |
|---|
| PropertyData — planning-applications (SE5 9NR, 0.5mi radius) | 10 applications — LPA confirmed as Lambeth; 2 key refusals for residential conversion identified | No |
| PropertyData — conservation-area (SE5 9NR) | Not in conservation area | No |
| PropertyData — listed-buildings (SE5 9NR) | 10 listed buildings within 0.25mi; closest: Denmark Place Baptist Church Grade II at 0.02mi | No |
| PropertyData — green-belt, flood-risk, aonb (SE5 9NR) | No green belt; Flood Zone 1 (Very Low); No AONB | No |
| PropertyData — article-4 (SE5 9NR) | Endpoint returned error (X01 — Invalid API endpoint) | Yes — flagged as unknown |
| Firecrawl — Lambeth local plan retail policy, validation checklist, recent decisions, PINS appeals, CIL schedule, pre-app service | 0 results across all 6 searches — Firecrawl credits exhausted | Yes — fallback planning knowledge used throughout |
| Key precedent — 25/01770/FUL | Refused Oct 2025, 39-41 Coldharbour Lane SE5 9NR (from PropertyData) | No |
| Key precedent — 19/04129/P3O | Refused Dec 2019, 43-45 Coldharbour Lane SE5 9NR (from PropertyData) | No |
Disclaimer: This report is produced by an AI system using publicly available planning data and general knowledge of English planning policy. It is intended as a preliminary screening assessment only and does not constitute professional planning advice. Planning policy, local plan policies, and precedent decisions may change between the date of this report and the date of any application. Before commissioning specialist reports, submitting a planning application, or making any financial commitment based on planning prospects, instruct a qualified planning consultant who is a member of the Royal Town Planning Institute (RTPI). The planning fee and CIL figures are estimates only — verify against current GOV.UK fee schedules and the Lambeth CIL Charging Schedule before reliance.