Agenda item

Demolition of existing buildings at Nos.28-34 Queensway and redevelopment of site by erection of a six storey, plus basement level, building comprising to provide Class A1 retail floorspace at basement and ground levels and 35 residential flats (Class C3) to the rear at ground level and on the upper floors. Demolition of existing buildings in Olympia Mews and redevelopment of site by erection of a replacement two storey building for use as Class B1 office floorspace ('Application 3')

Additional representations were received from Montagu Evans (18.06.2021), WWC City Highways (16.06.21), Local Resident (14.06.21), Local Resident (14.06.21) and Queensway Residents Association (14.06.21)

Late Representations were received from Queens Court North Residents Association (21.06.21), Councillor Andrew Smith (21.06.21), SEBRA 21.06.2021

The presenting officer tabled the following amendments to the Draft Decision Notice and Conditions and obligations.

PLANNING APPLICATIONS SUB-COMMITTEE – 22.06.2021

ITEMS 1,2,3,4

Amendment to ITEM 2 draft decision letter & reasons for conditions 2,3 & 4 to reflect new City Plan.

•Confirmation of Employment & Skills contribution of £25,775 (In total for all 4 applications).

•Response to Montagu Evans (blues) & SEBRA (reds) additional and late representations with respect to draft conditions in officer report as set out below. 

Planning Obligations

1. Request that provision of affordable housing on site is phased to require: • 3 Affordable Housing units on implementation of redevelopment of 28 - 34 Queensway Application 3 • 5 Affordable Housing units on implementation roof extension to Queens Court Application 4. Officers Agree- the scheme has been verified as not currently viable. Notwithstanding this, the applicant is offering on-site affordable housing and early and late stage reviews are also to be secured

ITEM 3 -28-34 Queensway & Olympia Mews (18/09727/FULL) Application 3

1.  Request to split condition 4 (Construction Logistics Plan and Delivery Service Plan by TFL) into 2 relevant parts.  Officers agree.

2.  Request to amend condition 18 to allow opening hours 07.00-midnight.  This midnight closing matches that recommended across the development. SEBRA also request this. Officers agree.

3.  Condition 19- Request to delete restriction on any deliveries and supermarket and replacement with one which allows ancillary deliveries along with additional condition (Applicant’s condition 22) to require a take-away delivery management plan (for operation to 11pm) before deliveries take place.  Additional conditions requested to allow supermarket use of up to 300m2 (Applicant condition 21), a Supermarket Delivery and Servicing Management Plan (Applicant’s condition 20), No vinyl   window display to supermarket (Applicant’s condition 23). In the absence of details as to how a supermarket could function without disturbance -officers consider condition 17 should remain as drafted.  This would not preclude an application for a supermarket being sought in the future.

4. SEBRA request more explicit condition 17 (office and retail only) to refer to office to Olympia Mews and retail to Queensway. Officers agree.

5.  SEBRA request Construction Management Plan & regular liaison meetings.      

Condition 3 requires Applicant to be bound by Code of Construction Practice.

John Zamit in his capacity as Chair of the South East Bayswater Residents Association addressed the Sub-Committee in support of the application.

RESOLVED (FOR Councillors Robert Rigby, Mark Shearer and Susie Burbridge: AGAINST Councillor Guthrie McKie)

1.     That conditional permission, as amended, be granted subject to a S106 legal agreement to link Applications 1,2,3 & 4 together and to secure the following obligations related to this application 3:

a.     In the event that Application 3 is implemented, the provision of 3 flats as Intermediate (London Living Rent) Affordable Housing units prior to the occupation of the market flats.

b.     Early and Late Stage Affordable Housing Reviews in order to secure further affordable housing contributions, should the development become viable in the future.

c.     Lifetime (25 years) Car Club Membership for each of the 35 residential units

d.     Car and Cycle parking within Q Park Queensway Car Parking on an unallocated basis

e.     Highways works associated with and required to facilitate the development including reinstatement of redundant vehicle accesses, modification to existing vehicle access where required and adjoining footway and associated work (legal, administrative and physical).

f.      Employment and skills contribution of £25,775 (In total for all 4 applications).index linked and payable on commencement of development.

g.     Carbon Offset Payment of £126,207 index linked and payable on commencement of 1st of the four Page 109 Agenda Item 3Item No. 3 linked applications.

h.     Monitoring costs

2.     If the legal agreement has not been completed within 6 weeks from the date of the Committee's resolution then:

a)    the Director of Place Shaping and Town Planning shall consider whether the permission can be issued with additional conditions attached to secure the benefits listed above. If this is possible and appropriate, the Director of Place Shaping and Town Planning authorise 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 should be refused on the grounds that is has not proved possible to complete an agreement within an appropriate timescale, and that the proposals are unacceptable in the absence of 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 reasons for refusal under Delegated Powers.

3.     That Sub-Committee authorises the making of a draft order pursuant to s247 of the Town and Country Planning Act 1990 for the stopping up of parts of the public highway to enable this development to take place.

           That Director of City Highways be authorised to take all necessary   procedural steps in conjunction with the making of the order and to make the order as proposed if there are no unresolved objections to     the draft order. The applicant will be required to cover all costs of the          Council in progressing the stopping up order.