JUNIPER DEN PROJECT 795 CONCEPT

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< PLAN SLIDESHOW >

Possible Uses
1 An open Summer pavilion for socialisation and rain-shelter.
2. Indoor games and structured workshops.
3. Winter meeting and workshop space.
4. Parties and performances.
5. Winter greenhouse / plant nursery.
6. Craft space and studio.
7. Club nights (Meals, exercise, verbal history..
8. Support Groups.
9. Eco-Hub for Juniper wildlife

Features:
The objective is a multi-purpose, all-weather, low-maintenance, long-life community area with wheelchair access. Solar panels to provide electricity. Internal wall-bars created by the scaffolding construction is ideal for hanging lanterns, paintings, curtains, hammocks and other improvised decorations and fittings including wildlife habitat-boxes on the exterior rear wall.
The structure provides ample provision for window-boxes hung from the scaffolding. The design should therefore be imagined in its mature state, smothered in climbing plants, strawberry tubs, grape-vines, golden jasmine, drip-watered from the rainwater goods. In three years, given the right climbing plants, the structure would disappear into the background. It would constantly change from season to season and year to year. Hardy perennial bushes such as Privet, Box and Yew could be trained to completely engulf the structure, helping to reinforce its structural integrity. Privet produces flowers which feed insects. Yew can live for thousands of years. With any luck, this feature could guarantee the permanence of the centre, and with it the survival of Juniper as a community. It is at least a statement of confidence in the future.

Dimensions: 6 metres x 4 metres base.

Objectives
To attract more residents of all ages to the garden space and encourage interaction.
To provide a much-needed neutral space big enough to hold truly representative meetings, plus a wide range of structured and spontaneous activities.
To provide a focus for broader garden regeneration, addressing scruffy areas likely to encourage antisocial use and littering by asserting Juniper community-ownership of the space.
The structure would also be integral to the ongoing Garden Project at Juniper House.
Late-maturing summer crops could be brought in to ripen. There are several tubs at this moment (15/10/2025) which would benefit.
In the Spring, the space would provide ideal conditions for germinating seeds for planting in raised beds nearby.
Many tropical ornamental plants would thrive in the frost-free conditions.

Materials. From recycled stock where possible.
Structural scaffolding and heavy timber recycled railway sleepers in ‘kit ‘form to enable rapid modular installation, and to allow a degree of supervised community involvement where possible in construction and preparation (painting etc.). Hopefully a productive experience for all.
Scaffolding to use smooth ‘tube-clamps’ secured with Allen keys. (No ugly nuts and bolts.)
The materials are chosen for extreme longevity and durability. A metal framework clamping treated timber might be expected to last a very long time.
Painting the timber would be a regular social design event. With flame-resistant coating, only a determined arson attack would inflict significant damage.
If required, the entire structure could be dismantled in days and moved from its concrete base.
(Alternative 6 metre sleepers)

Roofing: Clear Corrugated UPVC.

Doors. Industrial Steel Double-doors. Possibly at both ends.

Flooring. ‘Garage’ tiles on sanded scaffold-board base.

Windows. Standard double glazing units. Options for UPVC or mesh guard.

Site.
On the ugly derelict concrete base next to the bike-hutch, near the estate-light, alongside the ball-court.
The south-facing aspect provides the opportunity for a heat-retaining back wall, as well as solar panels for interior lighting. These could be conventional roof panels, or domestic security lighting, with panels angled south and the lights angled into the space. Motion-sensor for added security.
The adjacent lamp-post might also provide a supplementary source of mains power if agreed – or the structure could even help power the estate light…

Security.
Space to be equipped with Industrial Steel Double-doors. hinges and locks. Secured when not in use. Open between agreed times. Keyholders authorised by Juniper meetings, as with play-court and office space (30A).
Surveillance equipment with alarm possible.

Rainwater Goods.
The desired pitch of the roof will require collection to butts which can be used for garden purposes.
There are no plans for plumbing of any kind as yet.
Drinking water to be provided in bulk dispensers. A future extension might harness the rainwater goods for a W.C.’

Cyclical Maintenance.
5 year cycle. Timber seasoning/coating.
Annual cycle. Inspection of scaffolding joints. Solar Panels. Doors.
6 monthly cycle. Rainwater goods clearance.

Cleaning. Waterproof, wipe-clean surfaces throughout. Responsibility of T.R.A. as with office space.

Insurance. Extension of current Zurich Public Liability Policy, if needed.

Risk Assessment. Under LBS guidance.

___________________________________________________________________________

Green Tea Architects Phase 1. Proposal

Existing Measured survey
of the area where the proposed outbuilding is to be located and the preparation of electronic drawings for “existing stage” (site plan, floor plans, sections and elevations).

Community Engagement Session
GTA will participate in a 1-hour community engagement session with the residence children to present architectural drawings and encourage them to express their views.
Through interactive activities, children will share their ideas and create their own drawings of what they want the space to be.

Design
Proposed drawings (plans, elevations, sections and external 3d views).

Community Design Review
GTA will participate 1-hour event held after the final drawings are prepared where residence can visit, view the designs, and ask any questions ahead of the planning application submission.

Submission of planning application (Southwark Council)

Architects Appraisal of L.B.S. Planning Criteria

Permitted Development Criteria for Outbuildings [For Reference]
Use and Location:
The outbuilding must be located within the curtilage (boundary)
It must not be situated forward of the principal elevation
The total area covered by outbuildings and other structures must not exceed 50% of the total area of the curtilage

Design and Size:
Height Restrictions:
Maximum eaves height of 2.5 metres.
Maximum overall height of 4 metres for a dual-pitched roof, or 3 metres for any other roof type.
Proximity to Boundaries:
If the outbuilding is within 2 metres of a boundary, the entire structure must not exceed 2.5 metres in height.

Functionality:
The outbuilding must be incidental to the enjoyment of the dwellinghouse, meaning it should not be used as a separate, self-contained living accommodation. It must not have a microwave antenna.

Additional Structures:
Decking: Raised platforms such as decking are permitted development, provided they are no higher than 300mm.
Fuel Containers: Containers used for domestic heating purposes must not exceed 3,500 litres in capacity to be permitted development.
Additionally, the inclusion of a green roof, solar panels, and other sustainable features is likely to be viewed favorably by the planners.

Community Benefit
What’s more, as the purpose of the build is for community use, we anticipate that it will be welcomed.
The proposal aligns with Southwark Council Planning Policy.
For example, the Southwark Plan 2022 includes development management policies that impact community spaces, ensuring that new housing projects provide adequate communal spaces and amenities.

Material Selection
Other than the massing and form of the extension, the choice of external materials will be considered by the planners.
During the design process, we will ensure that selected materials are of high quality and sustainable, and we will advise on how these choices are likely to be received.
Impact on Surrounding Trees
As part of the application, we will need to demonstrate that the proposed outbuilding will not affect the established trees on the site. A tree report will be required; however, as there is an existing concrete base/footing, it’s likely the impact would be marginal if not the same, depending on the structural proposal.

Refusal
In the unlikely event that the application is refused, a delegated report will outline the reasons for refusal, which will inform any resubmission.
For minor alterations, we generally charge on an hourly basis , with a maximum number of hours not expected to be exceeded. A new planning application fee would also be required to be paid if refused.
As mentioned, we do not expect an application of this nature to be refused. Moreover, we have a strong working relationship with councils in South East London, who often contact us during the determination period if minor changes are required.
Any proposed changes would be discussed with you and agreed upon before proceeding and updated during this process.
We hope the above provides clarity.
Please do not hesitate to get in touch if you require any further information.
Kind regards,
CHARLENE CAMPBELL. Green Tea Architects.

• • •

APPENDIX

PROJECT CONSULTATION HISTORY
2019 – 2025
Relevant Extracts From Minutes and Newsletters

Minutes: Juniper Tenants & Residents Association • Meeting #79 • 23/10/2025 • flat 30A
present: Proxy Vote: Coralie Allison (Treasurer). Jules Denton. Rob Kenyon (Secretary). Mark Millar. Rhiannon Rafferty. Jaki Wilford (Chair). Cllr. Reginald Popoola (LBS). Moronke Olorunda (Resident Services Officer. L.B.S.)
3. Garden Project Report.
i) Proposal. ‘This meeting agrees to appoint Green Tea Architects to complete Phase 1 of the Garden Den Project at a total fee of £2340, plus the Planning fees necessary to London Borough of Southwark – subject to permission by Local Area Management,’. Prop: Secretary. Sec: Chair. Passed unanimously.

• • •

Newsletter #169. 26/08/2025
‘Project 795 Has Arrived! See Inside.
Green Tea Architects of Brockley visited Juniper on July 30th to discuss the feasibility of a durable, all-weather, secure social space,
See report inside for discussion next Monday.

• • •

MINUTES Juniper Tenants & Residents Association • Meeting#76 • 28/07/2025
present: Coralie Allison (Treasurer – 16). Jules Denton (3). Simon Jones (F73). Rob Kenyon (Secretary – 32).  Clo Lappartiont (13). Mark Millar (13). Rhiannon Rafferty (7) Jaki Wilford (Chair – 14) Kolawole Yusuff, Taye Yusuff (8)
5. Future Grant Projects. Ideas for Cleaner Greener Safer applications
f) Architects Green Tea are visiting for a feasibility inspection on Wednesday 30th July.
All welcome. 2pm 30A

• • •

MINUTES. Juniper Tenants & Residents Association • Annual General Meeting #11
30/06/2025
present: Coralie Allison (Treasurer – 16). Rukayat Basaru (12). Paul Blake (15) Jules Denton (3). Phoebe Eustance (Vice-Chair. 66). Aftab Hussain, Proxy. (70). Rob Kenyon (Secretary – 32).  Clo Lappartiont (13). Mark Millar (13). Rhiannon Rafferty (7) Jaki Wilford (Chair – 14). Observers: George Coombes (London Borough of Southwark). Ahmed Kabba (Southwark Group Of Tenants Organisation).
6. 2024-25 Secretary’s Report
b)  Local architects ‘GreenTea’ were contacted to provide advice on design for a garden space.
Proposal: ‘This meeting approves expenditure of £125 + VAT for an on-site consultation by Green Tea Architects with a view to creating an all-weather, general-purpose garden shelter.’ Proposed Secretary. Seconded, Chair. Passed Unanimously

• • •

2024

Minutes • Juniper TRA Meeting #68 • 7•30pm • 29/05/2024 • flat 30A
Present: Coralie Allison (Treasurer), Karl Bolingbroke, Simon Jones, Rob Kenyon (Secretary) Vanesa Strydom, Jaki Wilford (Chair)
2. Matters Arising from Minutes.
a) The planned site-visit by Crocodile Awnings did not happen. A conversation with the surveyor contradicted the initial claims made by the sales department regarding specific features we required; e.g. secure doors and electricity points. Other suppliers to be contacted.
[action: secretary]

• • •

Minutes • Juniper T.R.A. Meeting #65 • 29/02/2024 • flat 30.
1. Present. Coralie Allison (Treasurer), Rukayat Basaru. Tim Burrow. Rob Kenyon (Secretary). Paul. Rhiannon, Cherrie Stevens. Jaki Wilford (Chair). Pati Yeboah.
7 Other Business
c) Crocodile Products have been in touch to organise a site visit with a view to providing the first quote for a garden community space.
The secretary requested permission from the meeting to arrange a date. Permission granted. Date to be shared to community.

• • •

2023

Minutes • Juniper TRA Meeting #63. 7.30pm • Thursday • 23/11/2023
‘1. Present. Coralie Allison (Treasurer), Karl Bolingbroke. Tim Burrow. Phoebe Eustance. Rob Kenyon (Secretary). Jess Oglethorpe. Jaki Wilford (Chair).
5. Finance
a) CGS Grant update.
Proposal: ‘This meeting approves the following applications to Cleaner Greener Safer Capital Programme 2023-24:
i) 2095856 (Garden Den)‘

• • •

NEWSLETTER #162. 30/10/2023
‘Juniper Den 2023 A permanent, secure, rainproof, low-maintenance play shelter for general community use, with wheelchair ramp and access, encouraging a more diverse use of the garden. More shared use generally leads to a more secure space, which peole will take a pride in. Proposed location: shaded section of the northern lawnarea facing West (the setting sun).
Other sites are negotiable.
This project is the result of several years campaigning by the Juniper youth. Their hard work deserves recognition. The design of the structure encourages overgrowth, and incorporates a range of eco-habitats for birds and insects, creating a living structure.
Further details subject to further community consultation and input.’

• • •

Juniper House Tenants & Residents Association Annual General Meeting #9 • 20/07/2023
Present. Gula Abdullah (arrived 8pm). Coralie Allison (Treasurer), Karl Bolingbroke. Tim Burrow (Zoom). Phoebe Eustance. John Harty (left before vote on item 3). Rob Kenyon (Secretary) Mina Mileva. Jess Oglethorpe. Jaki Wilford (Chair). Proxy votes: Lisa McLean and Zeba Mohebeadali. S.G.T.O. Ahmed Kabba.
8) Proposals
a) ‘This meeting authorises further investigation by the committee into the erection of an all-weather community space for the common benefit of all residents.’
Proposed. Secretary. Seconded Chair. For 9/11. Abstentions 2.
b) ‘This meeting authorises the committee to select an option for a garden clubhouse, to be presented to the next general meeting for approval.’
Proposed. Chair Seconded. Vice Chair For: 10/11. Abstentions. 1.

• • •

NEWSLETTER #156. 23/06/2023
‘Four Years Ago
at Juniper Meeting#24 on July 8th 2019, several young people attended and argued their case for a range of improvements to the garden area. They were (aged) between 7 and 10 years old then.
Most of the children on that day trusted the TRA with their ideas. Most are now intelligent teenagers who refuse to be fobbed off with excuses, but are still all-too-easily made cynical by the failures of those they once trusted.
They appeared again this March to re-present their proposal for a Clubhouse. This has been a constant and reasonable request every year. There have been attempts to improvise solutions on the cheap, but overall the result has been a clear failure to meet a demand.
The committee is in support, but without enough votes at meetings, progress will be difficult. This matter could have been approved at the April meeting and under way by now. Unfortunately, this meeting was inquorate so no business could be enacted. It therefore falls to the AGM and succeeding meetings to approve, amend or refuse this project before it can be presented to LBS for final approval.’

• • •

MINUTES. Juniper House Tenants & Residents Association Meeting #60 • 27/04/2023
(Inquorate) A discussion took place with the Youth Group, Cllr Edwards and Mr Blade on the Garden Clubhouse proposal.
1. Present. Coralie Allison (Treasurer), Donatello Allison-Vasconcellos. Rob Kenyon (Secretary). Kaitlyn McGelligot-King, Abdullah Mohebeadali, Jaki Wilford (Chair), Cllr Gavin Edwards. Deano Blade
2. Quotes. Residents present agreed informally to bring sample quotes for suitable products to the next meeting for consideration.
3. Alternative options. As a more creative, permanent and ecological alternative to the retail products opposite, Deano and the secretary agreed to provide concepts, costings and/or sketches of a custom, Juniper-commissioned structure, for consideration by the residents.

• • •

NEWSLETTER #152. 11/04/2023
PLAY HUT
The Juniper February meeting approved further investigation into the possibility of commissioning an all-weather structure in the garden, to be used as a community centre.
Within days, this news had spread to the younger residents, who, for several years, had been proposing something similar of their own. The result was a serious deputation to committee members which could not be ignored.
The Play Hut scheme is intended to provide a weatherproof leisure-space in the garden for all Juniper residents.
Options include  a wide range of off-the-shelf design, or more innovative eco-friendly ideas involving recycled materials or small shipping containers. All ideas are welcome. As are all offers of manual labour and expertise during installation.
Updated Community Centre feasibility study at the next meeting (April 27th)

• • •

MINUTES. Juniper House Tenants & Residents Association Meeting #59 • 28/03/2023 • 30A
1. Present. Coralie Allison (Treasurer), Alfredo Allison-Vasconcellos. Donatello Allison-Vasconcellos. Rob Kenyon (Secretary). Alex McClean. Kaitlyn McGelligot-King, Abdullah Mohebeadali, Jess Oglethorpe, Cherrie Stevens (vice-chair) Jaki Wilford (Chair)
3. Juniper Youth Deputation.
a) Since the last meeting, a group of young Juniper residents have made approaches to management members to request  the purchase or construction of a den or shelter in the garden, to be used as a social space. This is a repetition of similar proposals over the last 4 years.
The group were assured the item would be included in the agenda for this meeting, and were asked to asked to submit drawings and 3 seperate quotes for what they had in mind.
The following initial quotes for similar products were presented to the meeting.
Dunster Sheds’    £3.500
Flo-log cabin         £6,500
Tiger Sheds          £1,500.
The delegation was congratulated for its prompt action. It was felt that the quotes should be checked to see if essential features such as weatherproofing are included in the price or come as optional features.
The delegation was also informed that many  structures of this type are fairly complex self-build systems, which might be difficult for Juniper residents to erect.
It was felt that a wider range of designs should be investigated and brought to the next meeting.
LBS permission for the structure will be needed. This will require precise details of size, site, safeguarding and use.
The Chair and Treasurer suggested that we might consult local schools and adventure playgrounds for advice on designs and materials.~
b) The delegation requested that they might be allowed to use 30A for social use, as during the last Summer holidays. The meeting agreed in principle subject to the usual safeguarding conditions. The Chair assured the delegation that their project would be given full support, and that it would be presented for approval to the TRA when complete.
action. Further options to be sourced, and discussion to continue about siting. 
4 (d) Garden Playhut. Efe was consulted about acquiring a small structure for the garden, and two sites were examined. The project must get approval from LBS..

***

NEWSLETTER # 151. 27/03/2023
£30,000 HAS TO BE SPENT
on something for the benefit of the whole community
Please come to the meeting tomorrow to discuss.
Ideas suggested at MEETING #24. 08/07/2019 by Abdullah (aged 9), Alex (aged 10)  Abdulbasit (aged 7) Alfonso (aged 10) Hannan (aged 10) • Drinking Fountains• Treehouse • Den • Swings •  Nets for Football Area • Indoor • Football Team • Indoor Area for Artwork •  INDOOR PLAY AREA

***

Juniper House Tenants & Residents Association Meeting #58 Minutes • 7.30pm • 21/02/2023 • 30A Juniper House
1. Present. Coralie Allison (Treasurer).  Rukayat Basaru. Karl . Bolingbroke. Rob Kenyon (Secretary). Jaki Wilford (Chair).
7. Garden and Ball-court
a) Garden shelter update.
Contact by George Coombes, LBS Tenant & Homeowner Involvement Officer, to the secretary led to a discussion over how Juniper might spend its legacy fund.
Discussions about the feasibility of an indoor space in the garden were under way before Covid.
The secretary requested permission from the meeting to revive dialogue with LBS with a view to presenting detailed proposals to the Annual General Meeting in June.
Granted.

• • •

2019
Report from meeting with Martin Kovats (MK) and Jackie Richards (JR) from LBS legal on Transference of Engagements from Juniper Co-op to Juniper TRA. Tooley Street
27/11/2019.
Attending from Juniper: Martin Hughes, Lloyd Trott, Rob Kenyon.
ACTIONS MK will talk with relevant department about possibilities of Entryphone systems and community room build.

• • •

‘MINUTES. TRA MEETING #25 • 18/07/2019. Garden.
Present. Ahmed Kabba (Southwark Group of Tenants Organisations Youth Forum).
Abdulbasit (aged 7) Abdullah (aged 9) Alex (aged 10) Alfonso (aged 10) Donatello (aged 7) Hannan Fitsum (aged 10). Eldana Fitsum (aged 8).
Coralie Allison (16) Rukayat Basaru (12) Tim Burrow (13) Rob Kenyon (32) Zeba Mohebeadali (69) Lloyd Trott (46) Clebson Vaszancellos (16) Jackie Wilford (14)
1. Youth Forum Presentation
a) Ideas from the group included Drinking Fountains, Swings, a Den, a Treehouse, Nets for Football Area, Football Team, Indoor Play Area, Area for Artwork.’

CONSULTATION

A full printed Consultation Pack will be sent to all flats. Please fill in the enclosed form
and return to 32 Juniper House.
Please Feel Free to Add your Comments and ideas Below