Agenda item

Demolition of existing building and reconstruction of 31 St James Square and 30 Charles II Street facades to provide an office building over single basement, ground and first to seventh floors, a lightwell and railings to the front of 31 St James Square, basement car and cycle parking, plant at basement and roof levels, alterations to existing access on Charles II Street and associated works.

The Planning Officer tabled the following amendment to the recommendation and additional conditions:

Revised Recommendation

3)            That 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.

That the Executive Director of City Management & Communities or other appropriate officer be authorised to take all necessary procedural steps in conjunction with the making of the order and to make the order as proposed if there are no unresolved objections to the draft order. The applicant will be required to cover all costs of the Council in progressing the stopping up order.

Additional Conditions:

24. You must apply to us for approval of details for the relocation of the two commemorative plaques to the St James Square ground floor frontage. You must then carefully remove the plaques, store in a safe and secure location and re-erect the plaques in the approved location on the new building. You must not start work on this part of the development until we have approved what you have sent us.

Reason

To make sure that the appearance of the building is suitable and that it contributes to the character and appearance of this part of the St James’s Conservation Area. This is as set out in S25 and S28 of Westminster’s City Plan (November 2016) and DES 1 and DES 5 or DES 6 or both and paras 10.108 to 10.128 of our Unitary Development Plan that we adopted in January 2007.

25. You must apply to us for approval of detailed drawings showing the following alteration(s) to the scheme –

The position of the lightwell railings to the St James’s Square frontage to be set back to match the line of railings to No. 32 St James’s Square.

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

Reason

In the interests of public safety for pedestrians and to avoid an awkward junction between the two sets of railings. This is as set out in S41 of Westminster’s City Plan (November 2016) and TRANS 3 of our Unitary Development Plan that we adopted in January 2017. (R25AC)

26. You must not start any demolition work on site until we have approved either:

(a)          A construction contract with the builder to complete the redevelopment work for which we have given planning permission on the same date as this consent, or

(b)          An alternative means of ensuring we are satisfied that demolition on the site will only occur immediately prior to development of the new building.

You must only carry out the demolition and development according to the approved arrangements. (C29AC)

Reason:

To maintain the character of the St James’s Conservation Area as set out in S25 and S28 of Westminster’s City Plan (November 2016) and DES 1 and DES 9 (B) of our Unitary Development Plan that we adopted in January 2007 and Section 74(3) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

27. You must not carry out demolition work unless it is part of the complete development of the site. You must carry out the demolition and development without interruption and according to the drawings we have approved.

Reason

To maintain the character of the St James’s Conservation Area as set out in S25 and S28 of Westminster’s City Plan (November 2016) and DES 1 and DES 9 (B) of our Unitary Development Plan that we adopted in January 2007 and Section 74(3) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

Late representations were received from eight local residents (02/02/17) and (undated) and one interested party (undated).

RESOLVED:

1)            That conditional permission be granted subject to:

i)             The revised recommendation tabled;

ii)            The additional Conditions tabled;

iii)           An amendment to the hours in Condition 21 to 09:00 hrs to 20:00 hrs Monday to Friday; and

iv)           a S106 legal agreement to secure the following:

a.            The cost of the works to the footway to close the redundant crossover, construct the new crossover and revise the Traffic Management Orders on Charles II Street and for the cost of works to the footway to St James’s Square (subject to agreement by the council as Highway Authority).

b.            Carbon offset payment of £58,320 (index linked) to be paid on commencement of development.

c.            Crossrail payment of £119,280 (index linked) to be paid on commencement of development.

d.            S106 monitoring costs to be paid on commencement of development.

2)            That if the legal agreement had not been completed within six weeks of the date of the Committee resolution, then:

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

b)            The Director of Planning 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 Planning is authorised to determine the application and agree appropriate reasons for refusal under Delegated Powers.

3)            That the 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.

That the Executive Director of City Management & Communities or other appropriate officer be authorised to take all necessary procedural steps in conjunction with the making of the order and to make the order as proposed if there are no unresolved objections to the draft order. The applicant will be required to cover all costs of the Council in progressing the stopping up order.