Agenda item
Apex House, Fulton Road and Albion House, Albion Way, Wembley,HA9 (Ref. 15/4708)
Decision:
Granted planning permission as recommended subject to amended condition to review the Student Management Plan (26) and a requirement for the applicant to liaise with Highways officers regarding replacement of broken slabs.
Minutes:
PROPOSAL: The demolition of the existing buildings and redevelopment of a part 8-, part 9- and part 28-storey building comprising 558 student accommodation units with associated ancillary facilities at ground floor level, landscaping works, and cycle parking spaces, and a 49sqm café (Use Class A3) at ground floor level.
RECOMMENDATION: Grant planning permission, subject to the Stage 2 referral to the Mayor of London, and subject to the completion of a satisfactory Section 106 or other legal agreement and to delegate authority to the Area Planning Manager or other duly authorised person to agree the exact terms thereof on advice from the Chief Legal Officer, subject to the conditions set out in the Draft Decision Notice.
David Glover (Area Planning Manager) outlined the scheme and with reference to the supplementary report responded to issues raised at the site visit. He clarified that whilst the proposed building would be sited in close proximity to the adjoining building at Karma House, the orientation of the rooms within Karma House and the layout of that building meant that the outlook of the closest units would not be significantly affected as they would not directly face the proposed building. He added that as there were no windows that directly faced each other the rooms would receive natural daylight and good outlook. Members heard that currently there were no policy requirements or standards for student accommodation that would need to be adhered to within the development.
In terms of future uses, the Area Planning Manager stated that the Council would be able to consider the merits of alternative uses for the building if they were proposed in the future. Planning permission would be required to change the use of the subject building from its consented use (together with any alterations associated with that change) or to redevelop the site. Members noted that the Student Accommodation Demand Assessment submitted with the application and which complied with planning policy requirements, showed that demand for such accommodation was still high. He added that there would be no significant detrimental impact on the protected views to the stadium from Barn Hill open space.
Mr Nasser, an objector raised concerns about noise nuisance from the existing student accommodation buildings in the local area (Victoria Hall and Unite) and added that the grant of planning permission for Apex House would only aggravate the detrimental residential impact. He continued that the noise was particularly felt after 9:00pm until 4:00am during which times there was no security cover. Mr Nasser stated that he had complained to the Council’s Environmental Health Team on the advice of the Police about the existing noise nuisance to no avail.
Simon Bayliss (applicant’s agent) informed members that all management issues would be carefully looked into and addressed to ensure noise nuisance was minimised. He continued that the proposed development with high quality design was appropriate for the location and complied with the Wembley Area Action Plan (WAAP). The applicant’s agent added that the applicant would continue to carry out the consultation with local residents. In response to members’ questions, the agent stated that as a student accommodation there would be no affordable housing units, although a wide range of accommodation would be available to cater for different levels of rent. He confirmed that the applicant would be happy to liaise with the Council’s Highways Unit regarding the cost of replacing slabs after construction.
DECISION: Granted planning permission as recommended subject to amended condition to review the Student Management Plan (26) and a requirement for the applicant to liaise with Highways officers regarding replacement of broken slabs.
Voting: (For 5; Against 2; Abstention 1).
Supporting documents: