Agenda item

Demolition of the existing buildings at 19-35 Baker Street, 88-110 George Street, 69-71 Blandford Street and redevelopment to create a mixed use scheme providing offices (Class B1), retail (Class A1 and flexible Class A1/A3 units) and up to 51 residential units (Class C3) within a new ground plus nine storey building (and an enclosed plant area) on Baker Street; a new stepped ground plus four to ground plus six storey building on George Street; refurbishment, extension and the change of use of the first floor from office to residential at 30 Gloucester Place; creation of a single storey basement level linking the Baker Street and George Street buildings to provide car and cycle parking, refuse and servicing; creation of a new central, publically accessible courtyard; removal of 5 trees and replacement trees across the site, a new publically accessible route at ground level connecting Baker Street and Gloucester Place; associated plant, landscaping, replacement pavements in part and other associated works.

 

Late representations were received from Councillors Iain Bott, Karen Scarborough and Ian Rowley (12.11.2017), David Cook (28.04.2017), Jonathan Walters (22.04.2017), Allan Yasin (25.01.2017), Emma Norden on behalf of residents of flats A-H, 112 George Street, London, W1U 8AF (13.11.2017), Robert Hook (14.11.2017), Memery Crystal LLP on behalf of residents of 73, 75, 77, 79, 83, 87 and 89 Blanford Street, London (14.11.2017), V Vasic (14.11.2017), Greater London Authority (14.11.2017) and Gerald Eve (14.11.2017).

 

The presenting officer tabled the following amended recommendation:

 

1.            Subject to referral to the Mayor of London, conditional permission be granted, subject to a Section 106 legal agreement to secure: 

 

i)             provision of 10 affordable housing units at 30 Gloucester Place (including securing rent levels) to be made ready for occupation prior to the occupation of the market housing on George Street (building D)

 

ii)            a financial contribution of £5 million towards the City Council’s affordable housing fund (index linked and payable on commencement of development)

 

iii)           costs relating to highways works around the site to facilitate the development

 

iv)           provision of unallocated residential parking

 

v)            lifetime car club membership (25 years) for each residential unit payable on first occupation

 

vi)           a lift management and maintenance plan

 

vii)          a financial contribution to the carbon offsetting fund carbon offsetting fund of £84,780 for the non-residential and £145,800 for the residential prior to commencement of development

 

viii)        the applicant pays the City Council's reasonable costs of making and consulting on an Order pursuant to Section 247 of the Town and Country Planning Act (1990) (as amended) to 'stop-up' an area of public highway

 

ix)           Crossrail payment of £1,465,499 (index linked) to be paid on commencement of development

 

x)            a financial contribution towards the cost of off-street tree planting on George Street, Gloucester Place and Blandford Street

 

xi)           monitoring costs.

 

xii)          An employment and training strategy

 

 

2.         If the Section 106 legal agreement has 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 an 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. The Committee authorises the making of a draft order pursuant to Section 247 of the Town and Country Planning Act 1990 for the stopping up of the highway required to enable the development to take place. 4. Grant conditional listed building consent 5. Agree the reasons for granting listed building consent as set out in Informative 1 of the draft decision letter.

 

3.         The Committee authorises the making of a draft order pursuant to Section 247 of the Town and Country Planning Act 1990 be authorised for the stopping up of the highway required to enable the development to take place.

 

4.         Grant conditional listing building consent.

 

5.         Agree the reasons for granting listed building consent as set out in Informative 1 of the draft decision letter.

 

RESOLVED:

 

1.            That subject to referral to the Mayor of London, conditional permission be granted, subject to a revised recommendation as set out above, an additional condition stating that no more than 50% of the retail shall be A3 use, and to a Section 106 legal agreement, including that details of a review mechanism on the affordable housing to be agreed by offices via the Section 106 agreement in discussion with Greater London Authority and the applicant, to secure:

 

i)             provision of 10 affordable housing units at 30 Gloucester Place (including securing rent levels) to be made ready for occupation prior to the occupation of the market housing on George Street (building D)

 

ii)            a financial contribution of £5 million towards the City Council’s affordable housing fund (index linked and payable on commencement of development)

 

iii)           costs relating to highways works around the site to facilitate the development

 

iv)           provision of unallocated residential parking

 

v)            lifetime car club membership (25 years) for each residential unit payable on first occupation

 

vi)           a lift management and maintenance plan

 

vii)          a financial contribution to the carbon offsetting fund carbon offsetting fund of £84,780 for the non-residential and £145,800 for the residential prior to commencement of development

 

viii)        the applicant pays the City Council's reasonable costs of making and consulting on an Order pursuant to Section 247 of the Town and Country Planning Act (1990) (as amended) to 'stop-up' an area of public highway

 

ix)           Crossrail payment of £1,465,499 (index linked) to be paid on commencement of development

 

x)            a financial contribution towards the cost of off-street tree planting on George Street, Gloucester Place and Blandford Street

 

xi)           monitoring costs.

 

xii)          An employment and training strategy

 

2.         That if the Section 106 legal agreement has 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 an 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. The Committee authorises the making of a draft order pursuant to Section 247 of the Town and Country Planning Act 1990 for the stopping up of the highway required to enable the development to take place. 4. Grant conditional listed building consent 5. Agree the reasons for granting listed building consent as set out in Informative 1 of the draft decision letter.

 

3.         That the making of a draft order pursuant to Section 247 of the Town and Country Planning Act 1990 be authorised for the stopping up of the highway required to enable the development to take place.

 

4.         That conditional listing building consent be granted.

 

5.         That the reasons for granting listed building consent as set out in Informative 1 of the draft decision letter be agreed.