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Planning Application - MA Responses for May 2018

Sat, June 02, 2018 12:00 PM | Anonymous

Please find below responses to planning applications by the Marylebone Association Planning sub-committee. Any comments should be referred to Neil Wilson. neil.wilson@marylebone.org

40-42 CHILTERN STREET 18/02066/FULL/PP-06813604  Use of basement and ground floor for mixed retail/cafe use (sui generis). [RETROSPECTIVE APPLICATION]. 

Objection:

1.         Further information is required to satisfy WCC’s current noise criteria to confirm that this will not impact on the neighbouring residents.

2.         The late opening indicated will impact on the amenity of the neighbouring residents.

3.         Given the proposals include for reheated food, further information is required to satisfy WCC’s policy that there will be no nuisance arising from cooking smells. VS: 1 May 2018

BROCK HOUSE 19 LANGHAM STREET 18/02099/FULL/PP-06811802 Erection of two storey mansard roof extension, installation of plant at roof level, infilling of existing lightwells, alterations to external facades, and other associated works.

Comment: Should the council be minded to consent the application, the MA will expect to see an exemplary SEMP that goes above and beyond the base requirements, to ensure that full consideration has been given to neighbouring residents and their amenity. VS: 1 May 2018

14 SHERLOCK MEWS 18/02233/FULL/PP-06823409 Variation of condition 1 of planning permission dated 23 June 2015 (RN: 14/10743/FULL) for the Demolition of rear facade of Nos. 96-98 Baker Street and front and part rear facades of No. 14 Sherlock Mews, use of first to fourth floors of Nos. 96-98 Baker Street as eight residential flats (Class C3), amalgamation of flats at first and second floors of No. 14 Sherlock Mews into a maisonette (Class C3), erection of replacement shopfronts to Baker Street facade, erection of replacement rear facade to Nos. 96-98 Baker Street, erection of replacement front facade to No. 14 Sherlock Mews, alterations at roof level, and other associated external alterations. NAMELY,changes to interior layout, alter the entrance of 14 Sherlock Mews and revise the brickwork finish. Linked to 18/02362/LBC

No Objection: VS: 1 May 2018

8 DUNSTABLE MEWS 18/02292/FULL/PP-06657502 Removal of part of the rear roof slope to create a roof terrace. Raising of front roof by 100mm and the installation of a roof level access hatch and the installation of glass balustrade to the new roof terrace.

Objection: The property has a modest roof height and the excessively tall glass enclosure proposed is out of proportion to the host building and dominates the façade. VS: 1 May 2018

19 PADDINGTON STREET 18/02244/FULL/PP-06774574 Erection of additional storey to enlarge existing residential unit. 

Comment: The proposals appear acceptable in principle however the daylight and sunlight report states that it is based on ‘Michael Drain Architects’ drawings and not BB PARTNERSHIP LTD drawings which accompany the application. Clarification is required to confirm the daylight sunlight assessment has been implemented on the BB Partnership Ltd. application drawings VS: 9 May 2018

Reply from WCC: Many thanks for your comments on No 19 Paddington Street. The daylight sunlight report was carried out in 2014 on the previous permission which has since expired. Permission is sought for the additional storey in exactly the same layout as the 2014 permission (which as you rightly note relates to the Michael Drain Architect drawings) therefore the daylight sunlight report has not been updated.

Following a site visit recently, the neighbouring buildings which have been assessed within the 2014 report remain as they were when the report was drafted.

PITCH 942 OXFORD STREET 18/02430/FULL/PP-06848313 Variation of condition 2 of planning permission dated 12 April 2018 (RN: 15/11445/FULL) for the Erection a replacement retail (Class A1) kiosk at the junction with Old Cavendish Street. NAMELY, to allow the use of (Class A1) kiosk for a further 12 months

No Objection: VS: 9 May 2018

25-26 ENFORD STREET 18/02829/FULL/PP-06858476 Erection of extension at rear first floor level, alterations to front and rear facades of building and alteration to rear roof form to create sheer rear elevation secondary pitch to existing front mansard, and mansard-style screen at rear fourth floor level in order to facilitate use of flat roof at fourth floor level as terrace in association with Flat 4 Use of extended and altered building as 4 x flats (Class C3). [PART RETROSPECTIVE].|cr||cr|

Objection: The faux mansard performing as screen to the roof terrace results in an increase in perceived building height that is not in keeping with the neighbouring roof lines at the rear of the property. TB: 12 May 2018

7 CAVENDISH PLACE 17/09341/FULL/PP-06427535 Demolition of 7-11 Cavendish Place and redevelopment to provide a new building comprising basement, ground and 7 upper floors with flexible retail (Use Class A1/A2) at part ground and basement levels and office (Use Class B1) on part ground, basement and the upper floors together with plant and associated works ( reconsultaion reference to the 7th floor- differs from application 17/08454/FULL by the provision of a rear lightwell at 1st to 7th floors)

No Objection: No Objection in principle. However, it is felt that the mansard massing could be more sympathetic to the neighbouring building profiles while producing the gable elevation to the west. There is an obvious impact to the sky line that the street scape can’t support. TB: 12 May 2018

66 PORTLAND PLACE 18/02450/FULL/PP-06847656 Reconfiguration and refurbishment of two existing meeting rooms to form new learning centre, minor new electrical installations to the stair and landing spaces from ground to fourth floors, alterations to access to fourth floor Council Chamber and Anteroom, additional rooftop plant to 5th floor flat roof, ventilation cowl to flat roof above 6th floor toilets, resurfacing of the existing external fourth floor roof terrace, internal refurbishment and decoration of the former Library Director's Office and the internal refurbishment of the public toilets on the 5th and 6th floor (Linked with 18/02451/LBC)

No Objection: TB: 12 May 2018

7 CAVENDISH PLACE 17/09341/FULL/PP-06427535 Demolition of 7-11 Cavendish Place and redevelopment to provide a new building comprising basement, ground and 7 upper floors with flexible retail (Use Class A1/A2) at part ground and basement levels and office (Use Class B1) on part ground, basement and the upper floors together with plant and associated works ( reconsultaion reference to the 7th floor- differs from application 17/08454/FULL by the provision of a rear lightwell at 1st to 7th floors)

No Objection: No Objection in principle. However, it is felt that the mansard massing could be more sympathetic to the neighbouring building profiles while producing the gable elevation to the west. There is an obvious impact to the sky line that the street scape can’t support. TB: 12 May 2018

5 DUKE’S MEWS 18/02749/FULL/PP-06873300 Use of lower ground, ground and three upper floors as nursery (Class D1).

No Objection: The Marylebone Association strongly supports this proposed change of use to D1 in respect of a day nursery school; an amenity facing increasing pressures in the Marylebone area and, as a result, very much at risk. DM: 15 May 2018

15-17 MARYLEBONE ROAD 18/03103/FULL/PP-06870548 Use of the basement, as dual medical use (Class D1) / office(Class B1), use of part of the ground floor as office (Class B1), replacement of external staircase and lift access, alterations to the front entrance and installation of single storey staff locker room and shower facilities enclosure.

No Objection: DM: 15 May 2018

CUMBERLAND HOTEL GREAT CUMBERLAND PLACE 18/02998/FULL/PP-06893612 Replacement of windows to all 4 external elevations on 1st, 2nd, 3rd, 4th, 5th, 6th, 7th and 8th floors of hotel

No Objection: Subject to provision of satisfactory glazing and window frame samples by the applicant DM: 15 May 2018

52-55 DORSET STREET 18/02822/FULL/PP-06830268 Alterations at basement and ground floor levels including the installation of openable shopfronts, the provision of external seating and the erection of a bin store screen. Dual/alternative use of part of the basement level as a restaurant (Class A3) and/or bakery (Class A1).. Linked to 18/02823/LBC.

No Objection: The Association has no objection, in principle, to the proposed use. We would, however, make a number of comments as follows:
 Due to the residential nature of the street we would recommend that hours of operation do not exceed 11pm. Regarding outdoor seating, should the local authority be minded to consent this application, the Association suggests that this is a temporary consent, to be reviewed in due course in order to ensure no detriment to the local amenity. Further information should be provided with regards to the proposed plant to be installed on the butterfly roof. It is not clear what exactly this plant is, whether it is housed within an enclosure and whether this needs acoustic attenuation. Any consent should be subject to the provision of a robust management plan by the applicant. DM: 15 May 2018

11 GLOUCESTER PLACE MEWS 18/03277/FULL/PP-06883371 Erection of a two storey rear extension together with excavation of a new basement and associated internal alterations. (Linked with 18/03278/LBC)

Comment: The design and treatment of the property boundary to Gloucester Place Mews as an unanimated monolithic facade is a missed opportunity that does nothing to contribute to the character of the mews and the conservation area. Whilst the neighboring no. 13 Gloucester Place Mews presents a similarly monolithic façade (no.9 has a couple of low level windows), both of the immediately neighbouring properties are at least in stock brick, in keeping with the local character. The proposed rendered finish to a large unanimated façade is not good enough. We also note that the increase in GIA of 120sq.m (a 75% increase) involves a near total loss of outdoor amenity space. DM: 15 May 2018


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