Agenda item

Granted planning permission subject to the recommended conditions set out in the draft decision notice at the end of the report, additional condition requiring details of a communal satellite system to be submitted and approved and an amendment of condition 8 to include review of treatment and 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 Chief Legal Officer.

PROPOSAL: Change of use of existing offices (Use Class B1(a)) to residential (Use class C3) and construction of an additional two storeys to create 32 self-contained flats (1 x studio, 12 x 1 bed, 12 x 2 bed and 7 x 3 bed) and associated landscaping and external alterations.

RECOMMENDATION:

Grant planning permission subject to the recommended conditions set out in the draft decision notice at the end of the report and 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 Chief Legal Officer.

Andy Bates (Area Planning Manager) in reference to the supplementary report clarified the issues raised during the site visit. He stated that the overallheight ofthe proposed developmentwouldresult in an increase of 2.7mfromthe highestpointofthe existing buildingto the highestpointofthe proposed building atthe front.  However, the additionalheight would be minimised, in part, throughthe utilisation of roofspace.  He added that the changes to the windows would have an acceptable impact on the appearance of the building. Members heard that the separation distances betweenthe proposed extensionsand St Anne's Courtwould be sufficientto ensurereasonable daylight,outlookand privacy was maintained. Andy Bates explained that the existence of a prior approval for flats in the building was a material consideration.

The Area Planning Manager informed members that the site was located outside of, butbetween,twoConservation Areas (QueensParkand PaddingtonCemetery) and whilst the proposed developmentwould have an acceptableimpacton the setting of the Paddington Conservation Area, any alteration to the cemeterywallwouldrequire aseparate grantofListed Building Consent. He continued that the good access to public transport in association with the inability of future residents to be able to apply for parking permits would mean that the proposal would be unlikely to result in unacceptable highway conditions.  He added that the site was within a controlled parking zone (CPZ) and had access to good transport links, which would minimise parking demand.

Richard Johnson objecting on behalf of Queens Park Area Residents’ Association (QPARA) stated that the proposed development of 32 flats would constitute an over-development of the site.  He added that its modern design would be out of character with properties in the area and that the addition of two floors  would conflict with the characteristic Victorian design of the lower floor.  He informed members that due to its massing, density and height, the proposed development would have an adverse impact in terms of loss of privacy and outlook of the residents of the adjoining St Anne’s Court.

Will Kumer (applicant’s agent) stated that the proposed development for 32 flats would provide 13 affordable dwelling units.  He added that mitigating measures had been carried out to ensure that any adverse impact was significantly reduced. He reiterated that the proposal was for a car free development within a CPZ area, drawing members’ attention to the incorporated exterior landscaping and improved security.  He continued that the proposal which complied with the London Plan would seek to prevent overlooking via the provision of adequate separation distances and the use of obscure glazing.

In response to members’ questions, the agent stated that parking provision would be available for blue badge holders.  He clarified that the tenure for the flats would be a mix of intermediate/shared housing and affordable housing units.  The agent added that overlooking would be minimised by obscure glazing and that outlook would be improved.  He added that in order to maintain the façade of the building, details of materials to be submitted would seek to blend with the character of the buildings in the area.  He also drew members’ attention to proposed soft landscaping scheme for communal garden amenity.

DECISION:

Granted planning permission as recommended and additional conditions requiring details of a communal satellite system to be submitted and approved  and an amendment to condition 8 for a review of treatment of materials on 1st and 2nd floors of the existing building.