Agenda item

Use of basement, part ground and upper floors as a hotel (Class C1) with ancillary bars at basement and new 7th floor level; two-storey roof extension with roof terrace; refurbishments to external facade including lighting; alterations and relocation of entrance to Russell Street facade; installation of plant at roof level; and associated works.

Additional representations were received from Covent Garden Community Association (4.6.2019) and Gerald Eve (5.6.2019)

Late representations were received from Gerald Eve (10.6.2019) and Apcar Smith Planning (10.6.2019).

The presenting officer tabled the following amendments to conditions 27 and 28:

Additional conditions

Condition 27 ‘Cycle Store Access’:

Notwithstanding what is shown on drawing A-2201 Rev A, you must apply to us for approval of detailed drawings showing the following alteration to the scheme:

- Means of access to the cycle store at ground floor level.

 You must not start on these parts of the work until we have approved what you have sent us. You must then carry out the work according to the approved drawings.

Condition 28 ‘Internal Activity’:

(1) Where noise emitted from the proposed internal activity in the development will not contain tones or will not be intermittent, the 'A' weighted sound pressure level from the internal activity within the hotel use hereby permitted, when operating at its noisiest, shall not at any time exceed a value of 10 dB below the minimum external background noise, at a point 1 metre outside any window of any residential and other noise sensitive property, unless and until a fixed maximum noise level is approved by the City Council. The background level should be expressed in terms of the lowest LA90, 15 mins during the permitted hours of use. The activity-specific noise level should be expressed as LAeqTm,, and shall be representative of the activity operating at its noisiest.

(2) Where noise emitted from the proposed internal activity in the development will contain tones or will be intermittent, the 'A' weighted sound pressure level from the internal activity within the hotel use hereby permitted, when operating at its noisiest, shall not at any time exceed a value of 15 dB below the minimum external background noise, at a point 1 metre outside any window of any residential and other noise sensitive property, unless and until a fixed maximum noise level is approved by the City Council. The background level should be expressed in terms of the lowest LA90, 15 mins during the permitted hours of use. The activity-specific noise level should be expressed as LAeqTm, and shall be representative of the activity operating at its noisiest.

(3) Following completion of the development, you may apply in writing to the City Council for a fixed maximum noise level to be approved. This is to be done by submitting a further noise report including a proposed fixed noise level for approval by the City Council. Your submission of a noise report must include:

(a) The location of most affected noise sensitive receptor location and the most affected window of it;

(b) Distances between the application premises and receptor location/s and any mitigating features that may attenuate the sound level received at the most affected receptor location;

(c) Measurements of existing LA90, 15 mins levels recorded one metre outside and in front of the window referred to in (a) above (or a suitable representative position), at times when background noise is at its lowest during the permitted hours of use. This acoustic survey to be conducted in conformity to BS 7445 in respect of measurement methodology and procedures;

(d) The lowest existing LA90, 15 mins measurement recorded under (c) above;

(e) Measurement evidence and any calculations demonstrating that the activity complies with the planning condition;

(f)  The proposed maximum noise level to be emitted by the activity.

The presenting officer tabled the following amendments to conditions 12, 16, 20, 23, 25 and 26:

Revised conditions

Condition 12 ‘Live Music’:

No live or recorded music shall be played in the hotel use as such as to be audible at a distance of 1m from any neighbouring residential window.

Condition 15 ‘Cycle parking’:

You must apply to us for approval of details of secure cycle storage for a minimum of 18 spaces. You must not start any work on this part of the development until we have approved what you have sent us. You must then provide the cycle storage in line with the approved details prior to occupation. You must not use the cycle storage for any other purpose.

Condition 20 ‘Thames Water’:

No properties shall be occupied until confirmation has been provided that either:

- All combined water network upgrades required to accommodate the additional flows from the development have been completed; or

- A hotel and infrastructure phasing plan has been agreed with Thames Water to allow the hotel to be occupied. Where a hotel and infrastructure phasing plan is agreed no occupation shall take place other than in accordance with the agreed hotel and infrastructure phasing plan.

Condition 23 ‘Balconies’:

The fifth floor level balconies on the Drury Lane elevation must not be used for sitting out or for any other purpose. You can however use the balconies to escape in an emergency.

Condition 25 ‘Coach bookings’:

The operator of the hotel must not knowingly accept bookings from parties using a vehicle with a capacity of 15 or more persons to travel to and from the premises.

Condition 26 ‘No music roof terrace’:

No live music or  amplified music shall be played on the the hotel roof terrace.

Mr Robert Staffler addressed the Committee in support of the application. 

Mr Matthew Firsht addressed the Committee in objection to the application.

RESOLVED UNANIMOUSLY:

That conditional permission be granted subject to the changes to conditions as tabled and set out above.