Partial demolition, refurbishment and redevelopment of the Royal College of Surgeons (Barry Building: 39-43 Lincoln's Inn Fields) to provide new accommodation for the College (Class D1); including alterations at roof level and a new building comprising 2 levels of basement, ground and six upper floors, set behind the retained front façade and front range of the Barry Building. Installation of associated plant and equipment; alterations to the front forecourt of the building to provide level access and cycle parking; and associated works.
Additional representations were receive from: Royal College of Surgeons (12.1.17) and Chris Adams (21.12.16).
Late representations were received from Historic England (17.1. 17); David Jones (15.1.17) and Anthony Addison (15.1.17).
The presenting officer tabled some additional information in relation to Section 8.2 of the report as well as the following changes to the draft decision letters.
Addition of the following to section 8.2 of the report:
Since the report was published an additional historic staircase which rises between ground and first floors is a part of the demolition proposals. It had previously been thought to be within the Nuffield Building.
The loss of this staircase must be considered to represent an additional element of harm to the significance of the listed building. Originally part of Salter’s alterations to the original Barry designed building, this staircase originally rose from ground to third floors, but was reduced to a single level (ground to first) in the 1930s. It is a limited remnant of its original form, and being a back staircase it is also of much lesser significance than the original main staircase.
It is still considered that, subject to its salvage and reuse being secured by condition, the overall harm remains less than substantial, and is justified by the significant public benefits of the overall proposals.
Additional condition to planning permission ref: 16/09110/FULL.
24. You must not occupy any part of the development until the replacement Hunterian Museum has been completed as set out on the approved drawings.
To make sure that the development provides the planning benefits that have been agreed, as set out in S33 of Westminster's City Plan (November 2016)
Additional condition to listed building consent ref: 16/09111/LBC.
7. You must not occupy any part of the development until the following benefits have been completed in accordance with approved details:
a) the repairs to the retained Barry facade, roof, library rooms, internalised rear facade, front railings, gate piers and lanterns (subject to approval under Condition 4f of this consent).
b) the masonry cleaning (subject to approval under Condition 4g of this consent)
c) The salvage of the agreed internal building elements and their reuse within the site (subject to approval under Condition 5c of this consent).
d) The retention of the Hunter Memorial (subject to approval under Condition 5d of this consent).
To ensure the benefits that have been agreed, as set out in S33 of Westminster's City Plan (November 2016) are provided and to protect the special architectural or historic interest of this building and to make sure the development contributes to the character and appearance of the Strand Conservation Area. This is as set out in S25 and S28 of Westminster's City Plan (November 2016) and DES 1 and paras 10.108 to 10.146 of our Unitary Development Plan that we adopted in January 2007.
1. That conditional permission be granted including a Grampian Condition to secure mitigation measures for the failure of the development to provide adequate on site carbon reduction and subject to the additional condition tabled and set out above.
2. That conditional listed building consent be granted subject to the additional condition tabled and set out above.
3. That the reasons for granting conditional listed building consent as set out in informative 1 of the draft decision letter be agreed.