Working on behalf of Anthology, part of the Lifestory Group, GRID Architects have secured planning consent for the residential redevelopment of the former Woodlands Care Home and the Grade II listed Masters House site, located in Kennington. The proposals will deliver 126 new homes in a mix of sizes and tenure types, including large family homes. In addition, to help tackle London’s housing crisis, 24% of the new homes will be affordable (base on hab rooms), with a focus on low cost rented housing which are in high demand locally.
Since February 2021, GRID, Lifestory, and Lambeth Council have been working in close partnership after a previous proposal was rejected at appeal. GRID was then appointed to develop a smaller and more sympathetic proposal which responded more closely to its context. The design team assessed the reasons for refusal and developed a concept which addressed each of the key points. This included arranging five small buildings around the edge of the site, which have been reduced in height, ranging from 3 to 4 storeys to allow sunlight in adjacent rear gardens. This carefully considered composition allowed for all new homes to have living rooms facing into the site, while a sixth building has been positioned where it would have the least impact on neighbours and avoid the Northern Line tube tunnel running under the site.
Furthermore, a new public route has been designed to join Duggard Way with Dante Road and connect the surrounding streets, while providing an alternative to the existing connection along George Mathers Road. Where this bends around the point block, a public space has been created, alongside a generous portion of the ground floor, set aside for the entrance.
The original application was 29 storeys, so it was decided that the tallest element of this new application should be mid-rise, rather than tall. So this building is 14 storeys, under 45 metres in height, which is below Lambeth’s threshold for a tall building designation. The redesign was developed in close consultation with planning officers and this mid-rise building has been shaped in plan to allow more light to the neighbouring dwellings.
The proposals retain the historic Masters House and associated ancillary buildings together with disabled parking, cycle parking, landscaping, and a new public realm with dedicated vehicle and pedestrian access. To encourage neighbourliness among the mixed-tenure community, a series of amenity spaces will be included for residents to enjoy – ranging from a south facing outdoor space, ‘play on the way’ opportunities, and private gardens, balconies and accessible roof terraces with views across south London and towards Westminster.
The development comprises 26 studio flats, 41 one-bedroom flats, 50 two-bedroom flats, and 7 three-bedroom homes and 2 four-bedroom homes and the design of the buildings are tenure blind.
Part of the site sits within the Renfrew Road Conservation area and was once the Lambeth Infirmary and Renfrew Road Workhouse, which was largely destroyed in the Second World War. Most of the site was replaced with housing in the late 1970s and the only remaining original buildings are the locally listed Water Tower, Porter’s Lodge, and male receiving wards – which are no longer in use and have fallen into a state of disrepair.
GRID’s scheme secures the future of then Cinema Museum located in a former Victorian workhouse: The Masters House. This has been a home to The Cinema Museum, who have strong aspirations to bring all buildings back into use and enclose the rear courtyard to help enhance and expand their visitor attraction. The Woodlands Nursing Home has been closed since 2013, so this under-utilised site will be brought back into use, while the Cinema will bring people together and replace what is currently a site dominated by tarmac and hardstanding.
Materials and the architectural form have been inspired by the existing buildings on the site – including a buff brick and red brick which are similar to those used on the adjacent Grade II listed Masters House. The long thin arches at the top and base of the building use the same proportions as those on the Master House and help identify the entrance and give the building a crown. The decorative railing design is abstracted from the arches on the adjacent water tower.
Lifestory have pledged considerable contributions will be received by the Council and Transport for London to invest in the area, such as local transport links, schools, GP surgeries and more.
The project utilises Ground Source Heat Pumps, rather than Air Source Heat Pumps, for the development’s heating and hot water. The 250m deep thermal piles have been located to avoid the tube tunnel running under the site and this solution means that roof spaces can be occupied, rather than used just for plant. The use of Ground Source Heat Pumps also offers a better cooling solution than Air Source Heat Pumps to maintain resident’s comfort.
Colin Veitch, director at GRID Architects said:
“Working with Lifestory and Lambeth Council on the redesign of this residential redevelopment is extraordinarily important to us. We collaborated well together to generate sensitive proposals that make the most of the most of this underutilised, but historic site, while creating a dynamic, mixed-tenure scheme that creates crucial new homes and positively contributes into the surrounding neighbourhood.”
