Agenda item
1-12 INC, Queens Parade, Willesden Lane, Willesden, London, NW2 5HT
- Meeting of Planning Committee, Wednesday 14 March 2018 7.00 pm (Item 6.)
- View the declarations of interest for item 6.
Minutes:
PROPOSAL: Demolition of existing retail units and erection of part-six, part-seven, part-eight storey building, comprising 117 student residential accommodation units (Use class Sui Generis) on the upper floors, ground floor retail floorspace of 298sqm providing 5 commercial units (Use class A1) and entrance lobby for the student accommodation, and use of basement level to provide retail warehouse floorspace of 243sqm (ancillary to A1) along with cycle parking, bin stores, laundry and plant room ancillary to the student accommodation, with associated enhancements to the public realm at street level.
RECOMMENDATION: That the Committee resolve to GRANT planning permission subject to the prior completion of a legal agreement to secure the planning obligations set out in the report.
That the Head of Planning be granted delegated authority to negotiate the legal agreement indicated above and to issue the planning permission and impose conditions (and informatives) to secure the matters set out in the report.
That the Head of Planning be granted delegated authority to make changes to the wording of the committee’s decision (such as to delete, vary or add conditions, informatives, planning obligations or reasons for the decision) prior to the decision being actioned, provided that the Head of Planning is satisfied that any such changes could not reasonably be regarded as deviating from the overall principle of the decision reached by the committee nor that such change(s) could reasonably have led to a different decision having been reached by the committee.
That, if the legal agreement has not been completed by the statutory determination date for this application (including determination dates set through agreement), the Head of Planning be granted delegated authority to refuse planning permission.
That the Committee confirms that adequate provision has been made, by the imposition of conditions, for the preservation or planting of trees as required by Section 197 of the Town and Country Planning Act 1990.
Mr Chris Heather (Principal Planning Officer) introduced the report including matters raised in the supplementary in response to the site visit, and answered questions regarding changes to the scheme, impact on neighbouring amenity especially on overlooking and loss of daylight to Electric House, student facilities, meeting of housing targets, provision of student schemes in the Borough, status of the site allocation, size of retail units, height and design, servicing and student drop off/pick up arrangements.
Mr Heather referred to the consultation responses, which included letters of objection and of support, and outlined that some of the letters of support which came from nearby residential properties also referred to the individuals being a local businessperson but without specifying the business. Officers had not been able to verify that these residents were also local business people so members should consider the letters of support with that in mind.
Officers considered that whilst there would be some loss of light to the adjoining property, this was not sufficient to justify a refusal.
Ms Rachel Leharne (objector) expressed disagreement with the report. The proposal was unacceptable because the need for student accommodation had not been demonstrated, the use would cause disruption to residential amenity, it resulted in loss of daylight and sunlight and overlooking, that alternative uses had not been considered, and the application should be refused.
Mr James Ward (objector) objected to the use and lack of housing (including affordable), overdevelopment, noise nuisance, excessive density and overshadowing.
In accordance with the Planning Code of Practice, Councillor Miller, ward member stated that he had been approached by the applicant and objectors. Councillor Miller raised concerns about the impact on the residents of Electric House from loss of light and outlook, and the logistics of moving students in and out, impacting on traffic flow. Councillor Miller was concerned about setting a precedent for buildings of similar height which would alter the character of the area as well as place a strain on local infrastructure.
In accordance with the Planning Code of Practice, Councillor Jones MBE, ward member stated that she had been approached by the applicant and objectors. Having clarified her position as an objector, she expressed concerns about the lack of family housing, noise nuisance, adverse impact on local infrastructure including Willesden Green library and residential amenity.
Messrs Simon Toplis and Mr Simon Owen (applicant’s agents) addressed the Committee outlining elements of the scheme and then answered questions regarding local business support including the existing “meanwhile users”, suitability of the site for student accommodation because of good accessibility and town centre location, need for student accommodation, measures to mitigate impact on amenity, management of servicing and student arrivals/departures, CIL contribution towards local infrastructure.
Members also asked questions relating to the meantime spaces, use of the building in the summer holidays, recreational, communal and amenity space for students, any soil contamination, servicing and management arrangements.
In response Mr Toplis stated that as meanwhile use it would be subject to usual commercial arrangements, he expected many full time students to be there over the summer but vacant rooms could be let to visiting students, that each room would have sitting and kitchen areas, and there was a ground floor café. No soil contamination had been found but if further studies revealed it, this would be dealt with. Student arrivals/departures would be managed on an appointment basis and set out in the management plan.
Members still expressed concerns about the arrangements for loading and unloading at a busy junction of Walm Lane and Willesden Lane which also had bus stops. Mr Fletcher (Highways and Transportation) explained how it would work and that he was satisfied with it.
In summing up, Mr Chris Heather stated that it accorded with Council policy in relation to the provision of student accommodation due to its location within a town centre and good transport links, there was some impact on residents but overall, was not sufficient to withhold consent.
Having heard all submissions, members expressed concerns about the application and were minded to refuse the application for reasons set out in the decision column below. The application was thus deferred to the next meeting for officers to draft reasons for refusal for consideration.
DECISION: Minded to refuse and deferred to next meeting for a report to deal with the following;
(i) Servicing arrangements, including student drop off and departure arrangements and consequent impact on the traffic flow and safety in the locality
(ii) Quality of student accommodation (lack of recreational and leisure space within the building) and impact of student activity on the amenity of the area
(iii) Loss of daylight to residents of 3 flats in Electric House.
Voting for refusal contrary to officers’ recommendation was as follows:
For: Councillors Marquis, Choudhary, Daly, Maurice, Moher
and W Mitchell-Murray (6) Against Councillor Agha (1) Abstain: Councillor Kabir (1)
Supporting documents:
- 17.0322 Queens Parade, Willesden Lane, Willesden, London, NW2 5HT, item 6. PDF 371 KB
- 17.0322 Queens Parade - Sup, item 6. PDF 117 KB