Agenda item
16/5398 - 76-78 Salusbury Road, London, NW6 6PA
Minutes:
PROPOSAL: Change of use of the 1st, 2nd and part of the ground floor of the public house (Use class A4) to create 9 self-contained flats (2 x 1bed, 3 x 2bed, 2 x 3bed and 2 x 4bed), retention of the ground floor public house including the provision of an ancillary function room together with associated alterations to include erection of a partial third floor, new 2nd floor rear extension, replacement and relocation of some of the windows, insertion of new windows and rooflights, terraces and screening and bin stores.
RECOMMENDATION: To grant planning permission subject to the prior completion of a satisfactory Section 106 or other legal agreement and delegate authority to the Head of Planning or other duly authorised person to agree the exact terms thereof on advice from the Head of Legal Services and to secure the benefits set out in the agreement.
To authorise the Head of Area Planning, or other duly authorised person, to refuse planning permission if the applicant has failed to demonstrate the ability to provide for the terms of the agreement and meet the policies of the Development Plan by concluding an appropriate agreement by 1 September 2017.
That the Head of Planning is delegated authority to issue the planning permission and Impose conditions (and informatives) to secure the matters set out in the report.
Angus Saunders (Area Planning Manager) introduced the report and answered members’ questions. He informed members that the proposal would bring back into use a vacant pub with an ancillary community use and would make efficient use of a site that is currently vacant by introducing nine flats to the boroughs housing stock. The proposal which would be subject to a legal agreement to re-provide a function room for community groups to use for forty hours per week (from Mondays and Thursdays), along with a financial contribution, was considered to have significant planning merits hence the recommendation for approval. With reference to the supplementary report he responded to queries raised by members at the site visit on the access to the function room, bookings for the function room and provided a further clarity on the definition of community groups within the draft s106 agreement and as set out in the supplementary report. He summarised objections received from Councillor Duffy and Councillor Conneely.
Robin Sharp (QPARA) welcomed the current proposals and in particular the availability of the function room for forty hours from Mondays to Thursdays which were a direct result of engagement with Corrib Rest. He, however, requested an extension of the use of the function room to Friday 3:00pm which he felt would appropriately serve the needs of the residents and local community groups.
Kevin Barrett (Irish Pensioners) expressed concerns about reduced facilities and the internal layout of the proposed function room which he felt appeared enclosed and attached to the main bar area.
Dan Judelson, speaking in a similar vein, stated that the proposed priority days of the function room for community groups would not meet need as evidenced by the meanwhile uses which generated greater demand for local public and private functions and educational uses. He felt that a more appropriate days would be Wednesdays to Sundays
Helen Monaghan (Hopefield Residents’ Association) speaking in support of the application stated that all of the concerns previously expressed by Hopefield residents in terms licensing hours, excessive noise had been addressed. She added that the first floor community space was viable and sustainable for the residents of Hopefield Road.
Kieron Hodgson (applicant’s agent) addressed the Committee and answered members’ questions. He stated that the current application was welcomed by residents in particular the provision of a bigger function room with better quality facilities including level access for disabled people. He added that the proposal with s106 planning obligations including a contribution towards community facilities in the local area, would strike a balanced delivery of a viable public house and a flexible community space to meet a wide range of community uses. The agent continued that the community space availability to Thursdays and which had been increased from 23 to 40 hours, would ensure commercial viability for the operation of the pub.
In accordance with the provisions of the planning Code of Practice, Councillor Denselow, ward member, stated that he had been approached by both objectors to and supporters of the application. He referenced the listing of the building as an asset of community value (ACV) and whilst welcoming its retention, requested the input of an independent party into the marketing plan.
In accordance with the provisions of the planning Code of Practice, Councillor Nerva, ward member, stated that he had been approached by both objectors to and supporters of the application. Councillor Nerva reiterated the following issues of concern:
· Access to the community room through the pub.
· Further information required of the marketing plans for the function room.
· Comparable costs of community rooms.
· Clear measures on how the ACV, if unsuccessful, may be revoked.
· Whether it would be possible for the residents to book the community rooms on Friday to Sunday nights and whether the hours for community use could be extended.
In accordance with the provisions of the planning Code of Practice, Councillor Pitruzzella, ward member for Kilburn, stated that she had been approached by the local residents. Councillor Pitruzzella whilst welcoming the community rooms, expressed concerns about the hours of use and sought clarity on the following; whether the application would qualify to CIL and if so whether it would be ring fenced; whether there would be a review mechanism for the function room; and the hire rates for residents.
Angus Saunders clarified that there would be no restriction to the community groups for use of the community space and that from Thursday to Sunday, it would be available for hire via the booking process. He added that the application qualified for CIL payment and under the s106 legal agreement, a further financial contribution of £64,000 would be made available to community facilities in the local area including the option of improving the acoustics of the Salusbury Rooms. Additionally, the s106 agreement including advertisement of the community rooms would be reviewed and measures would be put in place to identify why the community were not using the rooms (if that was the case) before being put on the open market. He then read out in full the written representations submitted by Councillor Duffy and Councillor Conneely. In conclusion, the Area Planning Manager felt that the application represented an efficient use of the site with 9 flats and significant planning merits for the community.
In welcoming the application, members agreed an additional informative requiring the applicant to repair any damage to the public realm during construction.
DECISION: Granted planning permission as recommended as amended in condition 5 and an additional condition requiring the submission of a marketing plan for approval within 3 months of material start, as set out in the supplementary report and an additional informative on repairs to public realm.
(Voting on the application was unanimous).
Supporting documents:
- 16.5398 - 76-78 Salusbury Road, London, NW6 6PA, item 7. PDF 691 KB
- Supp 07 - 16.5398 Salusbury Road, item 7. PDF 98 KB