Agenda item

Variation of Conditions 1, 3, 4, 6, 8, 9, 12, 17 and 30 of planning permission dated 22 February 2018 (RN: 16/12289/FULL) for: Demolition of existing buildings to the centre and eastern end of the site and redevelopment comprising erection of buildings of between six and 20 storeys in height to provide 335 residential units (Class C3), a hotel and serviced apartments (Class C1), offices (Class B1), gym (Class D2), retail (Class A1/A3) and a primary school (Class D1) with associated landscaping and open space, highways works, off street ground floor service bay and two storey basement to provide car, cycle and motorcycle parking and ancillary servicing space.Namely, to provide a second servicing bay accessed from the approved vehicular entrance in North Wharf Road, alterations to the car and cycle parking layout, relocation of substation from basement to ground floor level, amendment to the layout and quantum of ground floor commercial spaces (Classes A1, A3, B1 and D2), raising of the height of the gym block to accommodate second floor, amendment of gym block west facade alignment and detailing, amendments to landscaping including a revision to the locations of trees and planters, amendment of residential layouts including alteration to the mix of the market residential flats, facade amendments including the insertion of additional windows, balcony detailing and introduction of window mullions, introduction of balconies at Levels 18 and 19 to Block C to replace winter gardens and minor increases in the height of the buildings. NAMELY, external alterations to approved hotel, serviced apartments and school building, internal layout changes to hotel and serviced apartments with the number of hotel rooms increased from 224 to 373 rooms and serviced apartments increased from 55 to 247, internal alterations to school, and amendment of conditions to allow phased delivery of amended scheme and to amend condition triggers.

A late representation was received from Westminster Council’s Deputy Director of Education (06/08/18).

RESOLVED UNANIMOUSLY:

1)            That conditional permission be granted, subject to completion of a deed of variation to the original S106 agreement to continue to secure the originally secured planning obligations; namely:

i)             Notice of commencement of development (three months prior to commencement).

ii)            Provision of 64 on-site affordable housing units to the tenure and mix advised by the Housing Development Manager prior to occupation of more than 50% of the market housing units and a financial contribution of £873,000 to the affordable housing fund prior to commencement of development.

iii)           Provision at a peppercorn rent of the social and community floor space (the new primary school premises).

iv)           A financial contribution of £599,423 (index linked) prior to commencement towards the Social and Community Fund.

v)            A financial contribution of £836,448 (index linked) prior to commencement towards the Education Fund.

vi)           A financial contribution of £131,541 (index linked) prior to commencement to PATS.

vii)          A financial contribution of £457,329 (index linked) prior to commencement towards PATEMS.

viii)        A financial contribution of £22k pa for period of construction works to the Environmental Inspectorate to monitor construction impacts (four year construction period assumed by contribution not limited to this time period).

ix)           A financial contribution of £6k pa for period of construction works to the Environmental Sciences Team to monitor construction impacts (four year construction period assumed by contribution not limited to this time period).

x)            Provision of garden space facing North Wharf Road as Public Open Space.

xi)           Provision of public realm works in accordance with a public realm masterplan.

xii)          Provision, maintenance and use of and access to the on-site public realm including the landscaped open space.

xiii)        Provision of car club memberships (25 years) for 64 residential units (the affordable housing units).

xiv)        Provision and management of on-site car parking including 25% of spaces to be provided on an 'un-allocated' basis and provision of affordable housing parking at nil cost.

xv)         Provision, maintenance and access to on-site bus drivers toilet facility.

xvi)        Provision of and adherence to an advertisement and shop front design strategy.

xvii)       Provision and management of on-site car club spaces.

xviii)      Provision and periodic review of a site wide travel plan.

xix)        Provision of public highway enhancement works, required for the development to occur, in North Wharf Road and Harrow Road.

xx)         Provision of Harrow Road Traffic Island prior to occupation.

xxi)        Provision of and adherence to a Servicing Management Strategy.

xxii)       Provision of on-site space for Mayor's cycle docking station.

xxiii)      Provision and management of on-site CCTV.

xxiv)     Developer undertaking to enter into discussions with adjoining sites to form a heat and/ or power network.

xxv)       Demonstration of compliance with the Code of Construction Practice and signing up to the Considerate Constructors Scheme.

xxvi)     Mitigation measures for television interference.

xxvii)    Provision of and compliance with a Balcony Management Strategy.

xxviii)   Provision of development in full accordance with submitted Code for Sustainable Homes and BREEAM assessments.

xxix)     Adherence with the Council's Local Procurement Code.

xxx)       Temporary relocation of North Wharf Road bus stand during construction works and permanent re-provision of bus stand in North Wharf Road at applicant's cost.

xxxi)     Provision of costs for monitoring of agreement (£500 per head of term).

2.         That if the deed of variation had not been completed by 3 September 2018 then:

i)          The Director of Planning shall consider whether it would be possible and appropriate to issue the permission with additional conditions attached to secure the benefits listed above. If so, the Director of Planning was authorised to determine and issue such a decision under Delegated Powers; however, if not;

ii)         The Director of Planning shall consider whether permission should be refused on the grounds that the proposals were unacceptable in the absence of the benefits which would have been secured; if so, the Director of Planning was authorised to determine the application and agree appropriate reasons for refusal under Delegated Powers.

3.         That the Sub-Committee authorised 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 to enable this development to take place. That the Executive Director Growth, Planning and Housing, or other such proper officer of the City Council responsible for planning highway functions, be authorised to take all necessary procedural steps in conjunction with the making of the order and to make the orders as proposed. The applicant would be required to cover all costs of the Council in progressing the stopping up order.