Agenda item

Demolition of existing buildings and structures and construction of a new mixed-use development comprising hotel and associated facilities (Class C1), flexible workspace (Class B1a / B1c), retail and food and beverage (Class A1 / A3), events space (Sui Generis) and a replacement street cleaning depot (Sui Generis) with associated new public realm and highways improvements. (site includes Taxi House, Waterside House and Westminster Street Sweepers Depot).

Additional representations were received from Andrew Garwood-Watkins (20.1.2020); PIP (20.1.2020); Al-Hasaniya Moroccan Women Centre (22.1.2010) and The Collective (23.1.2020).

Late representations were received from Councillor David Boothroyd (28.1.2019); DP9 (23.1.2020 with Westbourne Forum letters 14.11.2019 & 18.12.19 & DP9 (28.1.2020) and Greater London Authority (28.1.2020) (x3), DP9 (28.1.2020) with Hoare Lee Statement (25.9.2019).

The presenting officer tabled a memorandum which set out clarifications to the officer report and recommended amending the wording to Condition 22 on the hours of use as follows:

The following uses shall only be operated within the following hours:

a)     Office/workshops (Class B1) – 06:00 – 22:30

b)     Retail/Restaurant (Class A1/A3) – 07:00 – 22:30

c)     Performance/event space (Sui Generis) – 09:00 – 22.30

d)     Public Realm – 06:00 – 22:30

e)     Hotel use by visiting members of the public (non-hotel guests) 07:00-  22:30

and seeking Committee’s agreement to finalise conditions under delegated powers

James Penfold (the Collective), Jade Fayaz (resident of Grand Union Close) spoke in support of the application and Lawrence J Harrault of the Westbourne Neighbourhood Forum spoke in support of the application but with concerns on some aspects of the development.

RESOLVED UNANIMOUSLY:

1.        That conditional permission be granted subject to:

(A)           referral to the Mayor of London, and subject to:

(B)           the completion of S106 agreement to secure the following obligations:

i.            Provision and management of the public realm areas within the application site, which for the avoidance of doubt extends to the canal side and provides public access along the canal side to link up with the public access provided by the adjacent site at Hathaway House to Elmfield Way, including associated street furniture, paving, landscaping, drainage, service diversions.

ii.           Allow public access to the public realm areas via a walkways agreement that shall be submitted for approval. iii. Prior to commencement, the developer to enter into a property arrangement/agreement with the City Council as Westminster Property Department, which for the avoidance of doubt, must include, but not limited to the following:

a)     Provision of a new Westminster Street Sweepers depot on terms acceptable to the City Council as depot owner and operator.

b)     The retention of the existing street cleansing depot and the ability for it to function and operate unabated during the construction of the development, until the new street cleansing depot is built, fully fitted out and ready for use.

c)     The provision of a new street cleansing depot on site, fully fitted out and ready for use, and the relocation of operations from the existing depot, all at the developers cost.

iv.     Submission of a finalised Community Investment Programme (CIP) for approval.

v.      Provision of not less than 20% of Class B1 office space as affordable workspace at rent maintained below the market rate for that space and managed by a workspace provider.

vi.     Provision of highways works surrounding the site necessary for the development to occur, including but not limited to; new crossover to servicing bay, existing crossover returned to footway, repaving of footway adjacent to the development in Woodfield Road, amendments to parking bays and on-street restrictions.

vii.    Provision of street tree outside of site on adjacent side of Woodfield Road or if this is not practical, elsewhere within the vicinity of the site. viii. A financial contribution of £362,247 towards the Westminster Employment Service (index linked and payable on commencement of development).

ix.     Provision of an Employment and Skills Plan for approval and adherence with the approved plan.

x.      Monitoring costs of £500 for each of the above clauses.

(C)    Amending Condition 22 on the hours of use as tabled and set out    above and amending Condition 11 to make it clear that there can       be no food takeaway delivery service to or from any use at the site.

(D)      An informative requesting a residents’ liaison group during the construction of the development including details of emergency site/contractors numbers during construction.

(E)       That the finalised set of conditions to be determined by officers under delegated powers.

2.        If the s106 agreement has not been completed within 3 months from the date of the Committee's resolution then:

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

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

3.     That 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.

4.     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 connection 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 is to cover all costs of the Council in progressing the stopping up orders.