Agenda item

Granted planning permission subject to:

(1)        The applications referral to the Mayor of London (Stage 2 referral) and the prior completion of a legal agreement to secure the planning obligations as detailed in the main and updated within the supplementary committee report.

(2)        The conditions and informatives, as detailed in the main and amended within the supplementary committee report.

PROPOSAL

Demolition of existing building and basements and replacement with mixed-use development (26,677 sq. m GIA) incorporating 22 storey building and 3 basements, comprising: flexible light industrial (Class E)/B8 employment space (in accordance with Part 3 of Schedule 2 (Class V) of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)); Class C1 Hotel (including ancillary gym, spa and swimming pool); Class F.1 Conference Centre; Class F.2 community hall; basement car parking accessed from Oxgate Lane; cycle parking; internal service yard; coach drop-off lay-by; management and back of house areas; plant; roof garden and outdoor terraces;public realm improvements and associated works.

RECOMMENDATION

That the Committee resolve to GRANT planning permission subject to:

(1)  Stage 2 referral to the Mayor of London along with the prior completion of a satisfactory s106 legal agreement to secure the planning obligations as detailed within the report; and

(2)  The conditions and informatives as set out in the main Committee report.

Damian Manhertz (Development Management Area Manager) introduced the planning application committee report, detailing the proposal for the demolition of the existing building and its replacement with a maximum 22-storey building, with an employment focused mixed-use development amounting to 26,677 sq. m GIA.

Attention was then drawn to the supplementary report, detailing a number of amendments to the main committee report following initial publication. The recommendation remained to grant consent subject to the conditions and heads of terms, as contained in the main committee report.

The Chair thanked Damian Manhertz for introducing the report. As there were no Committee questions raised at this point, the Chair then invited Justin Mills (who had registered to speak as the applicant’s representative) to address the Committee in relation to the application, who highlighted the following points:

• A commitment to establishing a policy-compliant mixed-use development at the heart of the new Staples Corner community was highlighted by the applicant’s representative.  As one of the initial development proposals within the new Growth Area, it was noted that the scheme was intended to act as a catalyst for future development, setting a high-quality benchmark for subsequent projects.

• The proposal aimed to replace an unused and dilapidated building with a high-quality landmark development, capable of making a positive contribution to the character of the area, thereby creating a new gateway to Brent. Close collaboration with the Council's officers ensured that the proposed mix of uses, as well as the scale, massing, and design of the development, were appropriate and aligned with the vision for the area as outlined in the Local Plan and the more recent Masterplan.

• The development was expected to contribute to the local economy through the provision of modern, flexible employment space, capable of accommodating approximately 300 new jobs. This space was designed to meet the needs of smaller businesses and was anticipated to operate as managed workspace, attractive to a range of enterprises.

• At the core of the development was a large community space designed to accommodate a variety of events and activities. It was anticipated that this space would be used for community meetings, youth and social clubs, as well as learning and creative activities. This flexible space would be able to host large single events or be subdivided into smaller spaces.

• The proposed 210-bed hotel and conference centre aimed to serve local businesses and meet a broader need for hotel accommodation. Additionally, hotel facilities such as the gym, spa, café, and restaurants were expected to contribute to the social infrastructure necessary to support the new Staples Corner community.

• The £1.3 million of Section 106 benefits were intended to deliver new infrastructure in the area. This included significant contributions to transport improvements, notably £0.25 million towards a new pedestrian connection across Edgware Road. This connection was deemed essential to ensure that Brent residents and businesses could easily access the new Brent Cross West station and the adjoining town centre.

• The proposals had undergone significant engagement with the Dollis Hill community and local businesses, revealing overwhelming support for the development, as evidenced by the 40 positive comments received compared to only 4 negative comments.

• The applicant’s representative conveyed that thorough testing of the proposal indicated that it would not cause harm to neighbouring properties nor detrimentally affect the wider area, which enabled the proposed building to operate alongside existing businesses and be future-proofed to integrate with new developments and public realm improvements anticipated in the future.

In concluding his representations, Justin Mills requested that planning permission be granted in accordance with the officer’s recommendation.

The Chair thanked Justin Mills for addressing the Committee and invited members to ask any questions they had in relation to the information presented, with the following being noted:

• As an initial query, details were sought regarding the community use provision that would enable the local community to utilise the community facility. In response, Justin Mills indicated that discussions were currently underway with a number of local community organisations to identify suitable managers for the space. The facility would be designed as a large open event space, with the capability to be divided into smaller sections. Concessions would be offered to local charities and organisations for the use of the space. A booking system and a manager would also be established to organise the usage, ensuring the space was accessible to the entire community.

• As an additional issue, members questioned whether there would be subsidised space available, particularly for local residents. In response, Justin Mills confirmed that this was indeed the expectation and noted that it would also extend to certain commercial elements, such as the gym.

• Members requested clarification on the availability of a public café and community centre for local residents, and whether there would be a restaurant accessible to Brent residents or if it would be exclusive to the hotel. In response, Justin Mills affirmed that there would be a number of restaurants. The ground floor café would be classified as Class E use, meaning it would be publicly accessible with both internal and external entrances. Additionally, within the hotel, there would be another café and potentially one or two other restaurants, all of which would be open to the public.

• Members inquired whether the gym, spa, and swimming pool would be accessible to the public or exclusively to hotel guests. In response, it was confirmed that the facilities would be accessible to everyone. This raised related questions as to whether there would be concessions for local residents using the gym to which Justin Mills affirmed that this was the expectation, though the details regarding implementation had not yet been finalised.

The Chair thanked Justin Mills for responding to the Committee’s queries and then moved on to offer the Committee the opportunity to ask the officers any remaining questions or points of clarity in relation to the application, with the following being noted:

• Members inquired whether there would be a zebra crossing near Gerard Way, noting that local residents had desired such a crossing for a considerable period. In response, John Fletcher (Team Leader - Development Control) advised that the Staples Corner master plan had identified a crossing at this location to the new station, recognising it as a critical piece of infrastructure. It was explained that the project was costly due to the need to cross a dual carriageway, create an opening in the railings, and stagger the crossing. Additionally, the scheme would require the installation of bus stops and an anti-skid surface, further increasing the expense. While the applicant would not be financing the entire cost, thereby necessitating the identification of other funding sources, it was emphasised that the applicant was making a substantial contribution towards this vital infrastructure project.

• In response to further clarification being sought about parking provisions and the reduction in the number of electric vehicle (EV) charging points, details were provided that there were 24 electric vehicle charging points out of the 36 planned which would be provided from the outset, with passive provision for the remaining points to be added in the future, as needed. John Fletcher (Team Leader - Development Control) additionally noted that extensive negotiations had taken place to reduce the amount of parking. Prior to the opening of Brent Cross West station, the scheme had proposed 70 to 80 car parking spaces. However, with the station now open and greater emphasis on access via the train station, the number of parking spaces was reduced to 36. Although the scheme was not a car-free development as parking spaces were still required for the hotel and workspace, the reduction had been significant.

• Members raised questions around the potential overflow of parking in the surrounding area and whether it was within a Controlled Parking Zone (CPZ), or if there would be a contribution towards establishing a CPZ. John Fletcher (Team Leader - Development Control) advised that the area was not currently within a CPZ, however, there was likely to be increasing demand for a CPZ due to the station. Whilst the area was not presently designated as a CPZ, a contribution of £50,000 had been secured from the applicant towards the establishment of a CPZ, and this was included in the Heads of Term.

• Members queried the contribution to the Brent Cross West connection and sought clarification on its purpose. In response, Victoria McDonagh (Development Management Service Manager) informed that the contribution was intended to enhance connections from Brent Cross area to the station, specifically by improving pedestrian and cycle routes.

• With reference to the committee report in relation to the absence of competition between hotels in Wembley, members questioned whether potential competition nearing the Barnet boundary, given their regeneration scheme, had been considered. In response, David Glover (Head of Planning and Development Services) explained that the policy, rather than focusing on competition, primarily directed hotels to specific locations, namely Wembley and Kilburn. It was noted that while hotels were initially directed to these locations, this did not preclude them from being developed elsewhere. However, where hotels were proposed in other locations, a sequential test was required to determine if there were more favourable sites in the designated areas. The policy related to the optimal placement of new hotels within Brent, rather than considering the impact on Barnet. The sequential test process had established that there were no sites that were better suited for hotels, rendering it acceptable to have a hotel in the proposed location. Additionally, the recently adopted Staples Corner Master Plan had identified the proposed area as a suitable location for a hotel, reinforcing the established policy position.

• Members were keen to seek details around whether the development met the carbon-free standards. The Committee were informed that the planning application had initially been submitted in 2020, and the scheme had undergone significant evolution since that time, culminating in the adoption of the master plan. It was noted that, based on the 2013 version of the building, the development would achieve a 77% improvement in carbon efficiency. The scheme had incorporated essential elements as stipulated in the London Plan, including air source heat pumps and photovoltaic (PV) panels, and notably excluded a gas boiler. These features were in alignment with contemporary building standards. Furthermore, the building's fabric was of high quality. Members heard that a condition had been put in place to facilitate a district heat connection should one become available through the master plan. Any shortfall in meeting the carbon-free standards would be addressed through contributions to the carbon offsetting fund.

As there were no further questions from members the Chair then moved on to the vote.

DECISION

The Committee RESOLVED to grant planning permission subject to:

(1)  The applications referral to the Mayor of London (Stage 2 referral) and the prior completion of a legal agreement to secure the planning obligations as detailed in the main and updated within the supplementary committee report.

(2)  The conditions and informatives, as detailed in the main and amended within the supplementary committee report.

(Voting on the above planning application was unanimous in support)