Agenda item

Demolition of existing community centre (Use Class D1) and nursery (Use Class D1) buildings and associated structures and replacement with three blocks (Blocks A, B and C) to create residential dwellings (Use Class C3), office floorspace (Use Class B1), cafe (Use Class A1 A3), replacement community space (Use Class D1) and replacement nursery (Use Class D1). Landscaping and public realm alterations (including to the base of Wilmcote House); provision of car parking and cycle parking, refuse storage; provision of new boundary treatment; alterations to services; plant and associated works.

 

Late Representations were received from Westminster City Council Affordable Housing and Partnerships (11.05.20) & (24.04.20), Councillor Adam Hug (10.05.20) and a local resident (12.05.20)

 

The presenting officer tabled the following amendment to the Recommendation and Draft Decision Notice.

 

Item 2 – 300 Harrow Road

 

Amendments to Recommendation and Draft Decision Notice.

 

Amend description of development (amendment in bold)

Demolition of existing community centre (Use Class D1) and nursery (Use Class D1) buildings and associated structures and replacement with three blocks (Blocks A, B and C) to create residential dwellings (Use Class C3), office floorspace (Use Class B1), cafe (Use Class A3 A1), replacement community space (Use Class D1) and replacement nursery (Use Class D1). Landscaping and public realm alterations (including to the base of Wilmcote House); provision of car parking and cycle parking, refuse storage; provision of new boundary treatment; alterations to services; plant and associated works.

 

Amendment of recommendation wording (amended or additional working in bold)

xi. Agreement that the nursery will not be demolished prior to a replacement temporary facility being operational available for occupation.

xiii. Removal of the fencing between the canal towpath and the application site, to be removed prior to the occupation of the residential part of the site.

 

Amend condition 17 (additional wording in bold)

There shall be no primary cooking within the non C3 parts of the development, such that you must not cook raw or fresh food on the premises unless detailed drawings of the design, construction and insulation of a suitable ventilation system and any associated equipment have been submitted and approved by the Local Planning Authority. You must then carry out the work according to the approved details. You must not change them without our permission.

 

Amend condition 38 from:

Customers shall not be permitted within the community centre or cafe premises before 7am  or after 11pm each day.  (C12AD)

 

To:

Customers shall not be permitted within the community centre before 6am or after 11pm each day or within the cafe premises before 7am or after 10pm each day.

 

Amend condition 40 (additional working in bold):

Prior to the occupation any construction works above ground floor level of Block A, a fire strategy shall be submitted to and approved by the Local Planning Authority and utilised thereafter, unless otherwise agreed first in writing by the LPA.

 

Additional condition 42:

Prior to the occupation of any of the residential flats, you must submit to the Local Planning Authority for approval, details of wayfinding and public art to be placed within the public realm and how they will be maintained. The wayfinding and public art shall then be installed and maintained in accordance with these details, within 6 months of any flats being first occupied, unless an alternative timeframe is agreed first in writing by the LPA.

 

Reason:

To make sure the art and wayfinding is provided for the public and to make sure that its appearance is suitable. This is as set out in DES 7 (A) of our Unitary Development Plan that we adopted in January 2007.

 

Additional condition 43:

Prior to the occupation of any of the residential flats, you must submit to the Local Planning Authority for approval, details of bird and bat boxes. The boxes shall then be installed and maintained in accordance with these details prior to the occupation of the flats, unless otherwise agreed first in writing by the LPA.

 

Reason:

To increase the biodiversity of the environment, as set out in S38 of Westminster's City Plan (November 2016) and ENV 17 of our Unitary Development Plan that we adopted in January 2007.

 

RESOLVED UNANIMOUSLY:

 

1.        That conditional permission as amended and subject to the additional            Conditions as set out above be granted  under Regulation 3 of the            Town and Country Planning General Regulations 1992, subject to        referral to the Mayor of London, and subject to the completion of a        Unilateral Undertaken to secure the following obligations:

 

i.         Provision of affordable housing equating to 50% of the habitable            rooms prior to the occupation of any of the market housing.

 

ii.        Submission of an early viability review if the works have not         been substantially implemented within 24 months of permission         being            granted.

 

iii.       Provision of affordable business space to shell and core, prior to            occupation of any market flats.

 

iv.       A financial contribution of £130,161 towards Carbon Offset            Payments (index linked and payable on commencement).

 

i.                A financial contribution of £27,159.58 towards Westminster Employment Service (index linked and payable on commencement of development).

 

vi.       Lifetime Car Club membership for the self-contained residential            units.

 

vii.      Highways works to facilitate the proposed development and            including vehicular crossovers, reinstatement of redundant            crossovers and paving.

 

viii.      Allow public access to the public realm areas via a walkways            agreement that shall be submitted and agreed prior to the            occupation of the market flats.

 

ix.       Dedication of the highway prior to the occupation of the market            housing.

 

x.        Provision of an Employment training, skills and apprenticeships            opportunities for residents of Westminster. In relation to            construction submitted and agreed prior to commencement and            in relation to the new commercial uses, prior to occupation of the market residential.

 

           xi.       Agreement that the nursery will not be demolished prior to a                               replacement temporary facility being operational available for               occupation.

 

           xii.      Removal of the fencing between the canal towpath and the                              application site, to be removed prior to the occupation of the                              residential part of the site.

 

           xiii       The costs of monitoring the legal agreement.

 

2.          That If the Unilateral Undertaking 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)       If it has not been possible to complete the Unilateral Undertaking within an appropriate timescale, the application shall be reported back to Sub-Committee.

 

3         That the Sub-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 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 theorders 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.