Agenda item

Change of use from hotel to residential use (Class C3) with associated internal alterations to create 11 new units and external alterations comprising reconfiguration and recladding of the rear extension and restoration of the existing building. (Linked to 23/04045/LBC).

Additional representations were received from Kanda Consulting on behalf of the applicant (04.01.24).

Late representations were received from Councillor Laila Cunningham (03.01.24), the Health and Safety Executive (04.01.24), and a memo from the Presenting Officer (08.01.24).

The Presenting Officer tabled an amendment to condition 14 of the planning application draft decision letter to replace the number 10 with ‘11’ Lancaster Gate.

The Presenting Officer tabled an additional informative to the listed building consent draft decision letter to explain in detail the requirements of condition 16 in relation to internal plasterwork:

With regards to condition 16, you are advised of the following:

-        On point A), to floor levels where either plain lath and plaster, modern plaster, or currently no plaster exists, then an approach to clarifying both the existing and proposed situation could be for the use of floorplan drawings with appropriate annotation (supported by cross-referenced photographs as appropriate) showing the situation in coloured lines (e.g. Red for lath and plaster, blue for plasterboard, green for lath and plaster missing, black for lath and plaster to be restored etc. etc.) with annotations included to describe the ceilings. In rooms to ground to second floors retaining decorative plasterwork then a more detailed approach to the inclusion of drawings would appear likely to be required.

-        On point B), consideration could be given to an existing room by room series of photographs (should there not currently be any plaster in place) cross referenced to a plan drawing for clarity on those situations to describe those situations where new plaster is required to restore areas currently missing plaster, or with alternatively more detail (photos and a written description) being required in those more limited areas where lath and plaster remains but is proposed nonetheless for removal.

-        On point C) you are advised that the wall and ceiling internal elevation/reflected ceiling drawings would principally be required in any detail only to those rooms at ground to second floor levels where decorative plasterwork remains, as otherwise an annotated floorplan along the lines of that suggested in A) may suffice if only plain lath and plaster, plasterboard, or where no plaster currently remains in place.

-        On point D) you are advised that the anticipation would be that one generic set of details likely to apply to the building generally showing an appropriate traditional lath and plaster composition and approach to its application/installation would appear required for the lath and plaster finishes, and a separate one detailing the approach to the formation of areas of decorative plasterwork.

Anthony Jaff addressed the Sub-Committee in support of the application.

RESOLVED UNANIMOUSLY:

1.    That conditional planning permission be granted, inclusive of the amendments tabled by officers, subject to a s106 legal agreement to secure the following planning obligations:

a.    A financial contribution of £1,421,858 (index linked) towards the provision of Affordable Housing (payable on commencement & associated early and late-stage reviews.

b.    A financial contribution of £43,653 (index linked) towards the Carbon Off Set Fund (payable prior to the commencement of the development).

c.    'Be Seen' monitoring and reporting on the actual operational energy performance of the building, including as-built and in-use stage data.

d.    A financial contribution of £3,300.00 (index linked) towards initiatives that provide local employment, training opportunities and skills development and supporting the Westminster Employment service (payable prior to the commencement of the development).

e.     Provision of lifetime car club membership (minimum 25 years) for all 11 flats.

f.      The costs of monitoring the S106 agreement.

2.    That if the legal agreement has not been completed within 3 months of the date of the Committee resolution, then:

a.    The Director of Town Planning and Building Control 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 Town Planning and Building Control is authorised to determine and issue such a decision under Delegated Powers; however, if not,

b.    The Director of Town Planning and Building Control shall consider whether permission should be refused on the grounds that it has not proved possible to complete an agreement within the appropriate timescale, and that the proposals are unacceptable in the absence of the benefits that would have been secured; if so, the Director of Town Planning and Building Control is 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 conditional listed building consent as set out in the informative on the draft listed building consent decision letter be agreed.