Agenda item
13-15 Folgate Street and 1-4 Blossom Street London, E1 6BX (PA/14/00760)
Proposal:
Demolition of existing external staircase and erection of a 5 storey side extension and a rear extension ranging from 1-5 storeys in height. The extension would provide 31 additional hotel rooms (Use Class C1). |
Recommendation:
That the Committee resolve to GRANT planning permission subject to conditions and informatives.
Minutes:
Jerry Bell (Applications Team Leader, Development and Renewal) introduced the item and the Chair invited registered speakers to address the meeting.
Martin Hughes, local resident, spoke in objection to the application about the impact of the hotel on residential amenity. Specifically in terms of late night disturbance from the coming and goings, guests smoking and socialising outside and also litter on the pavement. The proposal would worsen these problems and would obstruct light to properties in Folgate Street. The concerns about this had not been properly addressed in the committee report. In response to Members questions, he reported that he had spoken to staff of the hotel and Environmental Health about the issues and the premises had now put up a sign about smoking that had had some success. The Committee report failed to properly take into account the impact on neighbouring amenity
Joe Stenson (Applicant’s representative) spoke in support of the application as the Director of the hotel company. The applicant had continuously liaised with residents and LBTH Officers. As a result, the applicant had reduced the proposed number of new bedrooms and had moved the smoking area away from residents and ensured that there was regular cleaning of the external area. There had been very few complaints about the premises since it had opened and these had all been dealt with including the one issue from LBTH Environmental Health. The studies showed that the vast majority of trips to the hotel would be by public transport or walking during the day time and it would be reasonable to expect some level of noise from guests in this location. Furthermore, this minor addition would have little impact on servicing or deliveries. The external garden would be closed at 9:30pm.
The Chair considered it important that the management continually engaged with residents to address issues. Members also considered that the management should take a proactive approach to this. Mr Stenson drew attention to the management’s track record in engaging with the community and that his contact details were known to the community.
Kate Harrison (Planning Officer, Development and Renewal) presented the application explaining the site location, the character of the area, the existing premises and the outdoor terrace area. Several of the residents near this area had made objections. The outcome of the consultation and issues raised were addressed in the committee report.
Members were advised of the details of the proposal. The material planning considerations included design and heritage matters, the impact on amenity and the transport matters. It was considered that the height following amendment, design and material was acceptable and would preserve the setting of the Conservation Area. The reasons for this were explained. The impact on amenity would be acceptable due to the separation distances and the privacy measures amongst other matters. The sunlight and daylight assessment, that had been independently assessed, showed that all windows tested complied with policy save for the properties at 17 and 19 Folgate Street. However, due to the mitigating circumstances, on balance it was felt that this was acceptable for an urban setting.
LBTH Highways and Transport for London were satisfied with the scheme in view of the transport impact. Therefore, Officers were recommending that the scheme was granted planning permission.
In response, Members noted the concerns about the noise impact from the hotel. Accordingly, Councillor Chris Chapman requested that an additional condition be added to the permission to minimise the noise impact. This could include erecting signs outside the premises at appropriate points to ask customers to carry luggage over the cobbled pavement or putting messages in their literature on the subject. Whilst explaining the potential difficulties with putting signs on public roads, Officers stated that such measures could be explored. Accordingly, Councillor Chris Chapman moved an amendment that was agreed by the Committee that an additional condition be added regarding noise mitigation.
It was also reported that the transport assessment complied with policy predicting only a small number of vehicle born trips to and from the hotel per day. The mythology used for the survey (a questionnaire of hotel guests) and the findings had been considered and approved by LBTH Highways.
In response to further questions, Officers explained in further detail the impact on sunlight and daylight to the properties at Folgate Street given the existing balcony. It was confirmed that the policy allowed for the impact from the existing balcony to be taken into account. Overall, it was considered that the impact was acceptable taking into account the Independent consultant’s review of the assessment in light of the objections.
Officers also referred to the policy for s106 contributions and explained that in light of the revisions to the scheme, the application fell under the threshold for contributions in terms of floor space.
On a vote of 6 in favour 0 against and 1 abstention, the Committee RESOLVED:
1. That planning permission at 13-15 Folgate Street and 1-4 Blossom Street London, E1 6BX (PA/14/00760) be GRANTED for the demolition of existing external staircase and erection of a 5 storey side extension and a rear extension ranging from 1-5 storeys in height. The extension would provide 31 additional hotel rooms (Use Class C1)
SUBJECT TO:
2. That the Corporate Director Development & Renewal is delegated authority to issue the planning permission, impose conditions and informatives to secure the matters set out in the Committee report and the following condition:
· That further consideration be given to additional measures to minimise the noise impact from the hotel, particularly in relation to arrivals and exits.
3. Any other planning condition(s) considered necessary by the Corporate Director Development & Renewal
Supporting documents: