Agenda item

Part redevelopment and refurbishment of Dolphin Square including the reconfiguration of existing residential (Class C3) apartments; demolition and reconstruction of Rodney House to provide a new ground plus 9 storey building with 2 basement levels to provide residential (Class C3), serviced apartments (Class C3 temporary sleeping accommodation), retail (Class A1-A4), leisure (Class D2); single storey rooftop extensions to the retained and refurbished Houses to provide additional residential (Class C3); new row of townhouses (Class C3) to the Western Carriageway; landscaping and new publicly accessible open space; new and reconfigured access points; and all necessary enabling works.

Additional representations were received from Councillor Paul Dimoldenberg (27.05.19) and three local residents (23.05.19, 28.05.19 and 30.05.19).

Late representations were received from Dolphin Square Ltd (Undated), Westminster City Council’s Director of Place Shaping and Town Planning (04.06.19) and eight local residents (01.06.19, 02.06.19 and 03.06.19).

The presenting officer tabled the following amendments to the recommendation and draft decision notice:

Recommendation:

1.              Grant conditional permission subject to the views of the Mayor and the completion of a S106 legal agreement to secure the following:

                      ii.             Walkways agreement to secure public access to the internal courtyard garden to be completed prior to first occupation of the new residential units.

                     iii.             Extension of the Thames Path prior to first occupation of the new residential units.

                    iv.             Strategy to secure the measures to protect the option B tenants during and after the building works.

                      v.             Carbon offset payment (index linked) payable on commencement of development (amount TBC subject to revised Energy Strategy).

                    vi.             A financial contribution towards employment, training and skills of £100,351.09 (index linked) payable on commencement of development.

                   vii.            Monitoring costs.

2.              If the S106 legal agreement has not been completed within six weeks of the Committee resolution then:

a)               The Director of Place Shaping and Town Planning shall consider whether the permission can be issued with additional condition to secure the benefits listed above. If this is possible and appropriate, the Director of Place Shaping and Town Planning is authorised to determine and issue such a decision under Delegated Powers, however, if not

b)               The Director of Place Shaping and Town Planning shall consider whether permission be refused on the grounds that it has not proved possible to complete an agreement within an appropriate timescale, and the proposal is unacceptable in the absence of the benefits that would have been secured; if so, the Director of Place Shaping and Town Planning is authorised to determine the application and agree appropriate reason for refusal under Delegated Powers.

Condition 8:

You must apply to us for approval of detailed drawings (scale 1:20 and 1:5) showing the following alteration(s) to the scheme:

A reduction in height and proportion of the windows by approximately 30% to the new roof extension with the addition of more articulation  in the window designs to reflect the scale and  design  of the existing fenestration below, showing details of the natural ventilation and indicating that the windows are openable. All new windows and doors to be painted timber to reflect the existing fenestration below.

You must not start on the roof extension until we have approved what you have sent us. You must then carry out the work according to the approved drawings.  (C26UB)

Dame Shirley Oxenbury addressed the Sub-Committee in support of the application.

Mark Donnor addressed the Sub-Committee in support of the application.

Tony Hambro addressed the Sub-Committee in objection to the application.

David Weeks addressed the Sub-Committee in objection to the application.

Clive Aslet, representing Pimlico FREDA, addressed the Sub-Committee in objection to the application.

Councillor Jim Glen, in his capacity as Ward Councillor, addressed the Sub-Committee in objection to the application.

Councillor James Spencer, in his capacity as Ward Councillor, addressed the Sub-Committee in objection to the application.

Councillor Angela Harvey, in her capacity as Ward Councillor, addressed the Sub-Committee in support of the application.

RESOLVED UNANIMOUSLY:

That subject to the views of the Mayor of London permission be refused, contrary to the recommendation of the Director of Place Shaping and Town Planning, on the following grounds:

1)              The demolition of Rodney House would cause significant harm to the Dolphin Square Conservation Area with the proposed replacement building considered an inferior design along with the inappropriate rooftop extensions to retained and refurbished Houses, which would adversely affect the area’s character and appearance.

2)              The lack of family sized units was considered unacceptable and not the appropriate mix of housing required to retain families in Westminster; and

3)              The proposed intensification of short term let residential property was considered excessive and deemed likely to negatively impact on the amenity of local residents.