Agenda and minutes

To note any changes to the membership.

1.1      There were no changes to the membership.

To receive declarations by Members and Officers of the existence and nature of any pecuniary interests or any other significant interest in matters on this agenda.

2.1      Councillor Ruth Bush explained that a week before the meeting, all six Members of the Sub-Committee were provided with a full set of papers including a detailed officer’s report on each application; together with bundles of every single letter or e-mail received in respect of every application, including all letters and emails containing objections or giving support. Members of the Sub-Committee read through everything in detail prior to the meeting. Accordingly, if an issue or comment made by a correspondent was not specifically mentioned at this meeting in the officers’ presentation or by Members of the Sub-Committee, it did not mean that the issue had been ignored. Members would have read about the issue and comments made by correspondents in the papers read prior to the meeting.

2.2      Councillor Williams declared that in respect of Item 1 he knew one of the objectors and was also a former Trustee of the Covent Garden Area Trust, but he had not entered into any discussions regarding the application with any parties.

2.3      Councillor Fisher declared that in respect of Item 2 the site was located within his ward and he knew some of the objectors but he had held no discussions regarding the application with any parties. In respect of Item 1 he was a former Trustee of the Covent Garden Area Trust, but he had not entered into any discussions regarding the application with any parties.

2.4      Councillor Shearer declared that in respect of Items 1 and 3 the sites were located within his ward. With regard to Item 1 he was a Trustee of the Covent Garden Area Trust, had attended a presentation on the proposals and attended a site visit but he had offered no opinion on the applications and held no discussions regarding it with any parties.

2.5      Councillors Bush and Rigby both declared in respect of Item 1 that they had both attended a sit visit the application site.

To sign the minutes of the last meeting as a correct record of proceedings.

3.1      RESOLVED:

That the minutes of the meeting held on 14 June 2022 be signed by the Chair as a correct record of proceedings.

Applications for decision

Application 1: Mixed-use development at Old Brewer's Yard including: at 28-32 Shelton Street, the erection of two-storey roof extension and other external alterations (including shopfront alterations, new rear access to the Yard, and plant) in connection with the use of the building as a restaurant (Class E(b)); at 1 Mercer Walk, the installation of ancillary plant & servicing equipment, external alterations including opening up of blind windows on east elevation, installation of PV panels at main roof level and the placement of external tables and chairs on Mercer Walk, all in connection with the use of the building as a microbrewery and visitor attraction with ancillary retail, bar and training space (Sui Generis); at 15A Neal Street (ground floor only), external alterations including installation of full-height glazed rear wall and installation of a new shopfront; at 5 Langley Street (basement, partground floor and part-roof only) alterations to north and west facade and installation of new plant, all in connection with the flexible mixed-use of the basement and part-ground floor as entertainment/events/community space with ancillary storage areas (Sui Generis); at the rear of 7 Langley Street, installation of plant at roof level and the use of the former bin store as a bar area servicing the Yard (Sui Generis); at Old Brewer's Yard, the erection of a new high-level glazed canopy structure and semi-permanent external seating, installation of new entrance gates fronting Shelton Street, placement of planters and associated street furniture, for use of the Yard as a flexible entertainment/dining/events/ community outdoor space (Sui Generis).

Application 2: Works to rear-part of 7 Langley Street comprising the part-demolition of external walls and construction of new walls, openings, and associated fixtures including canopy fixtures pertaining to the Yard, the complete demolition of internal structures and installation of new internal structures including replacement staircase and new mezzanine level for use as a bar and ancillary storage, and installation of plant at roof level; together with works at 28-32 Shelton Street comprising the installation of entrance gates fronting the under croft shared with listed building 34 Shelton Street. [Addresses include 7-8 Langley Street and 34 Shelton Street].

Additional representations were received from Jones Lang LaSalle Ltd (04.08.22), The Seven Dials Trust (02.08.22) and the Covent Garden Community Association (03.08.22).

Late representations were received from The Seven Dials Trust (05.08.22), Bloomsbury Conservation Areas (04.08.22) and the Covent Garden Community Association (05.08.22).

The presenting officer tabled the following amendments to the conditions:

Condition 10 - No amplified sound shall be played in the entrance and exit or any of the premises hereby approved or within the sixth floor terrace at 28-32 Shelton Street.

Condition 11 - You must not play any amplified sound which is audible outside the site premises (which for the avoidance of doubt includes Old Brewer's Yard).

Reason: To protect the environment of people in neighbouring properties as set out in Policies 7, 16 and 33 of the City Plan 2019 - 2040 (April 2021).

Condition 24 (Reason): To ensure the full benefits  ...  view the full minutes text for item 1.

1.        Demolition of all existing buildings and redevelopment to provide a seven storey building (plus three storey basement) on Grafton Street ("Building 1") comprising flexible retail/commercial floorspace (Class E) and a further seven storey building (plus three storey basement, plant mezzanine and roof top plant) on Grafton Street ("Building 2") linked to a 12 storey building (plus two storey and part three storey basement) on Barlow Place ("Building 3") comprising up to six flexible residential/aparthotel units (Class C3/C1), a hotel and associated facilities (Class C1), flexible hotel/restaurant/bar floorspace (Class C1/E/Sui Generis), flexible hotel/spa (Class C1/E); and associated provision of open space and landscaping.

2.        The temporary dismantling of the Grade II listed shopfront at 14 Grafton Street and its reinstatement in Barlow Place following the wider redevelopment of 8-14 Grafton Street, 22-24 Bruton Lane and 163-164 New Bond Street.

           The presenting officer tabled the following amendments to the report:

Corrected description of proposal[the description on the report is the original proposal, before amendments were made]:

Demolition of all existing buildings and redevelopment to provide a seven storey building (plus three storey basement) on Grafton Street ('Building 1') comprising flexible retail/commercial floorspace (Class E) and retail floorspace (Class E), and a further seven storey building (plus three storey basement, plant mezzanine and roof top plant) on Grafton Street ('Building 2') linked to a 12 storey building (plus two storey and part three storey basement) on Barlow Place ('Building 3') comprising up to six residential units (Class C3), a hotel and associated facilities (Class C1), flexible hotel/restaurant/bar floorspace (Class C1/E/Sui Generis) and retail floorspace (Class E), and associated provision of open space and landscaping.

Amended Recommendation:

f)        Highway works to renew the footways around the site, including adjustments to the motorcycle bay in Bruton Lane and works to relocate vehicle parking spaces in Grafton Street.

4.        That Committee authorises the making of a draft order pursuant to s247 of the Town and Country Planning Act 1990 for the stopping up of parts of the public highway and creation of new public highway to enable this development to take place. That the Director of Place Shaping and Town Planning, or other such proper officer of the City Council responsible for highway functions, be authorised to take all necessary procedural steps in conjunction with the making of the orders and to make the orders as proposed if there are no unresolved objections to the draft orders. The applicant will be required to cover all costs of the Council in progressing the stopping up orders.

Revised conditions:

4.        You must apply to us for approval of detailed drawings of the following parts of the development –

(1)      a typical example of each different window and external door type.

(2)      The gates at either end of the undercroft on the Bruton Lane and Barlow Place frontages.

You must not start any work on these parts of the development until we have approved what you have sent us. You  ...  view the full minutes text for item 2.

Variation of conditions 1, 22, 29 and 30 of planning permission dated 03 July 2013 (RN: 12/07764/FULL) for the: 'Demolition and rebuilding of rear section of building, excavation to create a two storey basement, extensions and associated refurbishment of Grosvenor Gardens House, to provide 42 residential units (Class C3) on first to seventh floors; reconfiguration at ground floor level to provide mixed retail use (Class A1 and/or Class A3); wellness facility, residential storage, plant, car and cycle parking at basement levels; and public realm works to Eaton Lane (23-47 Grosvenor Gardens and 44-52 Buckingham Palace Road)'. Namely, to amend the housing mix,, basement excavation, building entrances, reduction of retail units and car parking provision, additional plant equipment and revised energy strategy.

Late representations were received from CIT Group (03.08.22) and one local resident (05.08.22).

Steve Riddell addressed the Sub-Committee in support of the application.

RESOLVED UNANIMOUSLY:

1)        That conditional permission and conditional listed building consent be granted, subject to the completion of a Deed of Variation to the S106 legal agreement dated 03 July 2013 (RN: 12/07764/FULL) to secure the following in addition to the previously secured planning obligations:

i)         Financial contribution of £5,985 towards the Council's Carbon offset fund (Index linked and payable on commencement of construction works).

2)        That if the deed of variation to the original s106 legal agreement had not been completed within six weeks of the date of the Committee resolution, then:

a)        The Director of Place Shaping and Town Planning should consider whether the permission can be issued with additional conditions attached to secure the benefits listed above. If this was possible and appropriate, the Director of Place Shaping and Town Planning was authorised to determine and issue such a decision under Delegated Powers; however, if not

b)        The Director of Place Shaping and Town Planning should consider whether permission should be refused on the grounds that it had not proved possible to complete an agreement within the appropriate timescale, and that the proposals were unacceptable in the absence of the benefits that would have been secured; if so, the Director of Place Shaping and Town Planning was authorised to determine the application and agree appropriate reasons for refusal under Delegated Powers.

           3)       That conditional listed building consent be granted.

4)        That the reasons for granting listed building consent as set out in Informative 1 of the draft decision letter be agreed.