RESPONSES TO PLANNING APPLICATIONS – December 2019

VINCENT COURT  SEYMOUR PLACE  19/07240/FULL/PP-08142255   Erection of single storey roof extension to Vincent Court at third floor level to provide 8 self contained units (Class C3) together with the erection of two lift enclosures to the front elevation, refurbishment of the main entrances, replacement windows, roof terraces, balconies to the rear elevation, bike storage, bin storage and other associated works. (Linked to )

Objection:   The Marylebone Association aims to support the creation of well designed additional roof top dwellings to help meet London's housing crisis. Given the sensitivity of the roof scapes in Marylebone and the impact any additional height has on adjacent properties, the Association requests that any such proposals are designed to the highest design and sustainability standards and take due regard to this sensitivity.

While in broader townscape terms the height of the existing building and the adjacent buildings on Seymour Place suggest that additional height could be achieved here, it is clear from local concerns that these high standards have not yet been met. 

1. Impact of Lifts on Portman Estate Conservation Area:
The proposed lifts onto Seymour Place and their design would have a significant street presence and an impact on the Conservation Area. They would fail to preserve or enhance the character of the Conservation Area.

2. External Amenity and overlooking
The addition of the external amenity space at rooftop level will significantly increase the overlooking of the gardens below and of nearby homes. 
The addition of the balconies would increase the overlooking of the gardens below and of the flats themselves. 
Potential noise and disturbance from the shared communal rooftop amenity to other local residential properties.

3. Daylight & sunlight
The impact of the proposals on existing gardens, to the East, onto Bryanston Mews West, should be clearly demonstrated and is not adequately covered in the Daylight and Sunlight report.

4. Refuse strategy
The refuse strategy should be revised to consider utilising the current refuse shute system, which would help minimise the impact on existing properties.

5. Sustainability
The proposals need to provide further justification as to why the design is sustainable and to include what measures have been incorporated to minimise its impact on climate change.

Summary
The demand for new homes and housing need in London could be partially met with roof top extensions, however due to the reasons outlined above, the quality of this application raises significant concerns its current form and should be refused. We request that The Marylebone Association is consulted directly on any revised proposal.              LT:  10 December 2019

REGINA HOUSE  65 WIMPOLE STREET  19/07274FULL/PP-08094828    Erection of a single storey roof extension at main roof level to provide additional residential floorspace for use in association with Flat 6, 66 Wimpole Street [SITE INCLUDE 66 WIMPOLE STREET] 

No Objection:        JH:  16 October 2019

94-96 WIGMORE STREET  19/07494/FULL/PP-08167121  Replacement of timber upstand to front terrace with galvanised steel railings, demolition of the existing timber pergoda over the terrace to the front entrance, replacement of timber front entrance staircase with new galvanised steel external steps and guarding, replacement of windows and front entrance door with timber casement window and timber door, replacement of the existing open riser internal staircases to all floors with traditional staircases and balustrading, layout alterations, and associated works. (Linked to 19/06172/LBC) 

No Objection:JT:  16 October 2019

4 GEORGE STREET  19/07385/FULL/PP-08171427  Installation of new shopfront, removal of railings and front lightwell, removal of rear basement and ground floor extension to create a courtyard, replacement of some windows and installation of new windows on the rear elevation and repairs to the roof. 

No Objection:JT:  16 October 2019

53 PADDINGTON STREET  19/07621/FULL/PP-08194584  Erection of rear extension over ground, first and second floor level, use of part garden floor, part ground floor and all of first, second and third floors as one residential unit (Class C3) and installation of double glazed windows on front and rear elevations, extension with bi-fold doors at garden level to the rear, and provision of cycle storage for the residential unit in the rear garden, installation of fire escape access hatch to the raised ground floor paved area on Paddington Street with fire escape ladder below at basement level, new rooflight to main pitch roof above third floor stairs landing and new flat rooflight to flat roof above family room at garden level. 

No Objection:JT:  16 October 2019

48 DEVONSHIRE CLOSE  19/07715/FULL/PP-08201094  Erection of mansard roof extension, conversion of the existing garage into habitable space and associated external alterations to alter and extend dwellinghouse (Class C3). 

No Objection:   On the assumption that the daylight and sunlight study meets the planning condition regarding impact of the development on daylight.   JT:  16 October 2019

103-105 CRAWFORD STREET  19/07744/FULL/PP-08182496  Use of the part of first floor at the front of the existing building as two self contained residential units (Class C3) and erection of a rear first floor extension for the use of bin store. 

No Objection:JT:  16 October 2019

22 PORTMAN SQUARE  19/07726/FULL/PP-08131692  Variation of Condition 1 of planning permission dated 5th June 2019 (RN: 19/03186/FULL) for, 'Alterations and extensions to existing hotel at ground and first floor levels fronting Montagu Street, Upper Berkeley Street, and Gloucester Place, and extensions at rear first and second floor levels including a terrace at rear second floor level, installation of new external facade lighting and mechanical services and relocation of existing plant equipment with associated screening'; NAMELY, to allow amendments to landscape, external alterations to facade and roof, and associated works. 

No Objection:  On the assumption that the amendments to the revised louvre area meets Local Authority noise limits to avoid disturbance to neighbouring residents.   JT:  17 October 2019

13 BRYANSTON MEWS EAST  19/06171/FULL/PP-07937722  Replacement of timber upstand to front terrace with galvanised steel railings, demolition of the existing timber pergoda over the terrace to the front entrance, replacement of timber front entrance staircase with new galvanised steel external steps and guarding, replacement of windows and front entrance door with timber casement window and timber door, replacement of the existing open riser internal staircases to all floors with traditional staircases and balustrading, layout alterations, and associated works. (Linked to 19/06172/LBC) 

No Objection:   The proposals result in a modest improvement to the exterior appearance of the application site which we generally support.JT:  4 September 2019

103-105 CRAWFORD STREET 19/006163/FULL/PP-08061307  Erection of a rear extension at first floor level, relocation of the existing office accommodation (Class B1); and use of the existing office area as 2 residential units (Class C3). Relocation of existing plant items to the side of the new rear extension with associated screening and acoustic requirements. 

Comment:  It's not apparent how the narrow north terrace at first floor is to be accessed. The acoustic report appears to have used 19 Upper Montague Street, but it appears occupants 102 Crawford Street are likely to be the worst affected by the plant relocation.

We note objections from existing residents over the quality of maintenance.JT:  5 September 2019

LUXBOROUGH TOWERS  LUXBOROUGH STREET 19/06451/COFUL/PP-08054000  Redevelopment of existing playspace and the erection of a part one, two, three and six storey block with a flexible Class D1 (non-residential institutions) unit and 14 x Class C3 (affordable) units (7 x 1-bed and 7 x 2-bed); associated access and other works including landscaping, cycle parking and refuse storage. Removal of existing boundary railings and brick wall base adjoining Paddington Street Gardens North and construction of new boundary wall. (COUNCIL'S OWN DEVELOPMENT). 

Comment: 

1 - We have been consulted many times over many years about this site, and every time we have gone to great lengths to explain that we feel it is extremely important that the development of this site should create a carefully designed pedestrian connection at ground floor level between Luxborough Street and the northern portion of Paddington Street Gardens.
The northern portion of Paddington Street Gardens has only one entrance/exit and as a result there is no pedestrian traffic passing through. As a result of this it is a dead-end space which attracts anti-social behaviour. The creation of a route through the gardens would activate the space, attracting ‘normal’ people, and making it less attractive for those wanting to use the space for antisocal behaviour.
During our consulation with this new applicant their response to our request to do this stated that they would need to take a slice off the entire height of the building. This is not accurate, and the creation of a well-designed collonade at ground floor level would be perfectly serviceable. Moreover, we do not accept that the economics of the ground floor of the development should compromise the greater good of the use of the the northern portion of Paddington Street Gardens for the entire community.
We have pointed out to the applicant that a sum of money was allocated for the re-landscaping of the northern portion of Paddington Street Gardens when the site on the other side was redeveloped some years ago. Obviously this should be looked into as part of a follow-on, associated scheme.
2 – The nursery at ground floor level is separated from the northern portion of Paddington Street Gardens by a solid 2m high wall. We believe that the applicant’s reasoning for this is to protect the children from on-lookers in the garden. There has got to be a way to allow the staff and children in the nursery to at least see the gardens adjacent to their building, and there should also be a way for them to use the gardens for playing in. This requires thorough thinking from the applicant, and a might involve slightly unconventional or even controversial approach in terms of safeguarding children, but common sense needs to prevail. We cannot see a new nusery built on the edge of a park and not use the park for playspace.
3 – We believe the building should be one storey taller, allowing an extra number of units
4 – The internal arrangement of the building on the upper levels proposes a stairwell on the ‘prime’ location of the site, facing the park and the south-west. The internal arrangement should be re-thought to give the highest possible quality accomodation with living space overlooking the park and not the blank walls of the adjacent telephone exchange on Luxborough Street.
5 - We support the proposed use on the site.         SQ:  12 September 2019

73-75 HARLEY STREET 19/05270/FULL/PP-07972786  Minor internal and external alterations to the buildings including the installation of a new sesame lift to 75 Harley Street and installation of new partitions and door positions throughout the buildings. (Linked to 19/05271/LBC)

No Comment:   If officers are minded to approve the application, consideration should be given to adding window joinery details and materiality as a planning condition.     JT:  14 August 2019

16 MONTAGU STREET 19/04907/FULL/PP-07956052  Use of ground floor garages as 2 residential properties (Use Class C3) and associated external alterations including new windows and doors.

Objection;  We would expect any application to submit a daylight and sunlight assessment demonstrating that the standard of accommodation meets BRE requirements.
The application drawings do not show either cycle storage (referred to in the planning statement) or refuse or recycling storage. The entry WC is not accessible or Part M compliant.
While the principle of new residential accommodation is welcomed, it needs to be high quality and to comply with the Mayors Housing SPG. We would expect, as a minimum, a Design & Access Statement stating how each of the elements, including space standards etc are addressed in the proposals.
The scheme should not be consented until these are clearly addressed.

CMP
Montagu Mews South is a "dead end " cobbled street with no pavements and a single, very narrow entrance from/onto George Street. There is a lot of normal vehicle and pedestrian movement in and out of the Mews on a daily basis including children and elderly. We request that should Planning Approval be granted a condition of a CMP precommencement condition which should severely limit the level of construction vehicle and equipment activity in the Mews, and that any related parking and material storage etc must not impede the access of Mews residents to their properties, garages."           NW:  17 August 2019

18 MARYLEBONE HIGH STREET 19/05967/FULL/PP-08045206  Repositioning of 2 x air conditioning units at rear ground floor level and erection of balcony. 

Comment:  Generally the drawings are unclear and lack information. No context is shown on the drawings, and the absence of elevation/section markers means it is not possible to establish the affect on amenity of neighbouring occupants. Further information is also required on noise output of relocated plant.     JH:  28 August 2019

1-2 WELBECK STREET 19/06118/FULL/PP-07996886  Dual/alternative use for Class B1(a) office and/or medical use (Class D1) at seventh floor level; alterations at sixth floor comprising of a single storey extension, balustrading and landscaping works; installation of plant equipment internally at fifth floor level and externally at roof level; minor fenestration alterations to the rear elevation at fifth and sixth floors including replacement of windows to louvres and opaque film to windows. 

No Comment:         JH:  28 August 2019

111 GLOUCETER PLACE MEWS 19/06029/FULL/PP-08049012  Demolition of existing rear garage and erection of a two storey rear extension to provide additional accommodation to the existing dwelling at lower ground and ground floor levels. (Linked to 19/06030/LBC) 

Objection:  The proposed sheer masonry wall facing Gloucester Place Mews has no Architectural merit. It would reduce amenity to the area, harms the streetscape and would magnify the already poor passive overlooking, encouraging crime and antisocial behaviour.     JH:  28 August 2019

23 NOTTINGHAM PLACE 19/03391/FULL/PP-07568957  Erection of 4^th floor mansard roof extension to provide an additional residential flat (Class C3)

No Objection:   If officers are minded to approve the application, consideration should be given to adding window joinery details and materiality as a planning condition.          JT:  16 May 2019

43 UPPER MONTAGU STREET 19/03093/FULL/PP-07804192  Demolition of existing rear extension and erection of single storey rear extension, external alterations at lower ground floor including connection between vault and main building including installation of a replacement window. Internal alterations including removal of partitions. Linked to 19/03094/LBC. 

No Objection;                     JT:  16 May 2019

66 PORTLAND PLACE 19/03010/FULL/PP-07797153  Installation of mobile planters to the rear fourth-floor terrace. (Linked with 19/03011/LBC) 

No Objection;               JT:  16 May 2019

GROUND FLOOR 30 NOTTINGHAM PLACE 19/03236/FULL/PP-07799071  Use of the ground floor as flexible use B1(a) / D1 use for an existing B1(a) unit. 

No Objection;               JT:  16 May 2019

7 BENTINCK STREET 19/01616/FULL/PP-07660095  Use of first floor as office accommodation (Class B1) (part of land swap with Charles Fowler and Denison House Ref: 19/01617/FULL). 

No Comment:                 JH:  7 April 2019

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

3 MANDEVILLE PLACE 19/000978/FULL/PP-07570962 External alterations comprising replacement of the front door and basement lightwell entrance door, replacement of windows to the front and rear facades, installation of roof lights and new automatic opening vent within the upper mansard and replacement of rooflights at basement and ground floor level

No Objection : TB: 5 March 2019

18 WIGMORE STREET 19/01390/FULL/PP-07546707 Erection of an extension at the rear of the property at first to fourth floor levels to provide additional residential floorspace for the existing flats, including the infilling of an internal lightwell adjacent to 16 Wigmore Street and the installation of a new lift. Alterations at basement and ground floor level including the infilling of a rear lightwell at basement level to create additional office (Class B1) floorspace and installation of plant at rear ground floor level. (AMENDED DESCRIPTION OF DEVELOPMENT)

Comment: The proposal involves an extension/ projection of the entire rear elevation by 2.5m to 3m in parts over four storeys. The new rear façade is a bland and pastiche facsimile of the existing. The CGI provided is not representative, not least because it shows false windows as if they had a room behind them. DM: 15 March 2019

BASEMENT AND GROUND FLOOR 90 YORK STREET 18/10655/FULL/PP-07390427 Use of part of the basement floor medical treatments (Class D1)

No Objection: DM: 15 March 2019

50 WEYMOUTH STREET 19/01218/FULL/PP-07570620 Erection of a new mansard roof extension at rear second floor level to the Beaumont Mews elevation to create a self contained flat. (part of a land use swap with Blocks A-C Ossington Buildings and Ground floor of Moxon House and Osbourne House, Moxon Street).

Comment: It is difficult to comment on this application due to the lack of and poor quality of information. No Design & Access Statement is provided (despite reference to one in the planning statement). The CGI’s are not in fact CGI’s but poor, low-resolution screenshots that add little to the application. Use of the roof in this location to create an additional residential unit is, in principle, a good idea. We would, however, expect to see a higher level of thought , design and communication of the key issues – all items lacking in this application. DM: 15 March 2019

I CHILTERN STREET 19/00948/FULL/PP-07529786 Erection of a glazed canopy (cloister) in the front courtyard. (Linked to 19/00949/LBC)

No Objection: DM: 15 March 2019

MARBLE ARCH APARTMENTS 11 HARROWBY STREET 19/00261/FULL/PP-07533284 Erection of a single storey roof extension to provide eight additional residential units (Class C3) (2 x 1-bed, 3 x 2-bed and 3 x 3-bed units). Relocation of existing water cylinders to new roof level. 

Objection: We object on the following grounds:

1. Impact on adjoining properties:  the information supplied in the application is insufficient to adequately assess the full impact of the proposals on the neighbouring properties.  Plans and sections showing the relationship of the proposals to existing neighbouring properties should be included.  

2. Daylight/Sunlight:  the additional height and bulk and the impact that this would have on the daylight and sunlight for nearby properties.  A daylight and sunlight analysis should be submitted as part of the application to show the impact the proposals would have on nearby properties. It is mentioned in the attachments summary, but is not evident in the documents on idox.

3. Parking: We request that, if consented, restriction is imposed in perpetuity that no additional parking permits are allowed for these proposed dwellings, as indicated in the transport statement, as this is very well served by public transport and there is considerable residential parking stress in the local area.

4.Sustainability: The sustainability report claims that 1KWP of renewables are incorporated into the design, yet no PVs are shown on the roof plan or sections.

5. Construction Logistics: Given the significant impact that the development would have upon the existing residents, a Construction Management Plan should be included with the application.

6. Community Consultation: The applicant has not engaged proactively with the local amenity society or the local residents, who have deeply held concerns about the proposals.  We request that any subsequent revisions to the proposals are presented to the local community at a suitable public consultation event, to which all objectors and the Marylebone Association are invited.

7. Because of its height, bulk, and detailed design, the mansard roof extension would harm the appearance of this building and fail to maintain or improve the character and appearance of the area. This would not meet DES6.

We ask that WCC requires the applicant to address these concerns before the application is determined. LT: 21 March 2019

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

FLAT 2 19 UPPER WIMPOLE STREET 18/10763/FULL/PP-07496598 Window to be widened and sill height lowered. New window to be installed. Existing front door to be replaced by curved door. Remove existing steel staircase and replace with new wooden staircase. Install solid infill panel in place of glazing panel. Including reconfiguration of internal spaces. (Linked with 18/10764/LBC)

No Objection : VS: 11 February 2019

15-20 MANCHESTER SQUARE 18/10640/FULL/PP-07419022 Erection of a single storey roof extension at fifth floor and rear extension at second to fifth floor level in connection with existing office (Class B1) use, provision of new main office entrance, flexible use of part ground and basement floor for either retail or office use (Class A1/B1), creation of roof terrace at fifth floor level, provision of cycle parking spaces and facilities, roof plant and associated external alterations.

Comment: The colouring of the façade is welcomed however the level of brick sooting should be agreed through sample panels. An exemplary CMP is expected to minimise disruption during the construction process. VS: 11 February 2019

FLAT 2 19 UPPER WIMPOLE STREET 1810767/FULL/PP-07505981 Replacement of the two sash windows on the front facade at ground level. (Linked with 18/10768/LBC)

Commment: The wholesale replacement of fabric which potentially has historic value, should be measured against an assessment of significance - without this information, an informed decision cannot be made. Consideration could be given to introducing secondary glazing to overcome the issues raised.   VS: 11 February 2019

74,76 & 78 MARYLEBONE LANE 18/10845/FULL/PP-07507858 Erection of a new mansard roof extension to create a new 3 bedroom family unit at 4th floor (existing roof) level, including 11 dormer windows, four conservation roof lights, a rear terrace and new air conditioning plant on roof. (Part of a land use swap with 56 Queen Anne Street, Block D Ossington Buildings)

No Objection : VS: 11 February 2019

4 DUKE STREET 18/10884/FULL/PP-07475812 Use of the basement, ground, first and second floor office for medical (class D1) use for a temporary period until 30 June 2024 

No Objection : VS: 11 February 2019

D BLOCK OSSINGTON BUILDINGS 18/10843/FULL/PP-07389954 Formation of 1No. new bedroom apartment in roofspace, including eight new dormer windows. (Part of a land use swap with 56 Queen Anne Street, 74, 76 and 78 Marylebone Lane) 

No Objection : VS: 11 February 2019

56 QUEEN ANNE STREET 18/10844/FULL/PP-07498621 Use of the third floor for office (Class B1) purposes. (Part of a land use swap with Block D Ossington Buldings, 74 Marylebone Lane and 78 Marylebone Lane)

No Objection : VS: 11 February 2019

110 MARYLEBONE HIGH STREET 19/00563/FULL/PP-07529817 Temporary change of use of part of the lower ground and ground floor to Class D2 gym use for a period of 25 years and installation of plant at 1st and 3rd floors of the building.

No Objection : We would only ask officers to ensure that the environmental health officer requirements are met. TB: 26 February 2019

60 WIMPOLE STREET 19/00416/FULL/PP-06785330 Demolition of existing rear link building and replacement with new 2 storey building including mansard roof plant space. Infill at basement level to create new medical consulting room. Demolition of pitched roof at 2nd floor level and mansard roof at 3rd floor level and replacement with new half storey vertical

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

17 HARLEY STREET 18/010358/FULL/PP-07338139 Demolition of existing rear link building of 17 Harley Street and demolition behind retained front and part rear facade of 7 Wigmore Place including a new roof extension to create new (Class D1) medical facilities throughout 17 Harley Street and Class C3 residential use at nos 6 and 7 Wigmore Place. Further excavation of 700mm at basement level is sought retrospectively, new external engineering plant installation at 4th floor level, installation of new solar collectors on the roofs of 6 and 7 Wigmore Place, new mansard roof at second floor level. [SITE INCLUDES 6 AND 7 WIGMORE PLACE] (Linked to 18/10359/LBC)|cr|

Comment: The majority of works have already been consented under application 18/10359/LBC. Additional works, as detailed in Planning and Heritage Statement 17HS/PP(LM) clauses 1.5 and 1.6 are generally acceptable.
 The loss of the roof lantern over the main stair is regrettable and would normally be considered harmful to the listed building, however the design does propose an interesting solution that attempts to emulate the appearance of natural daylight through a false LED backed laylight. Whether this can successfully replicate levels of light currently received from the roof lantern is unclear and should be explored further. Continued operation and maintenance of the LED lighting should also be considered when granting Listed Building Consent. On balance, the requirement for additional plant to support the proposed use and preference to conceal the plant rather than relocate to a more prominent position is likely to outweigh the harm to the Listed building and the application should therefore be supported.

JH: 7 January 2019

5 WIGMORE STREET 18/10438/FULL/PP-07483400 Improvements to the main entrance and replacement of the main entrance doors, infilling of windows to rear lightwell and insertion of new roof, removal and installation of new air conditioning units and the creation of a dedicated plant enclosure and roof terrace, and erection of a rooftop extension to contain access stair to roof terrace. (Linked to 18/10439/ADV)

No Objection: Providing the council are satisfied that there is no unacceptable overlooking or noise outbreak from the terrace and plant we have no objection in principle, though we'd suggest the following changes: - rear window reveals recessed to express the original window locations - PPC aluminium louvres and panelling to the front (north) elevation substituted for a dummy natural slate mansard to reduce visual impact on Wigmore Street

JH: 10 January 2019

65 BLANDFORD STREET 18/09605/FULL/PP-07406259 Excavation of a new lower basement level beneath the footprint of the original building in order to enlarge existing dwelling (Class C3). (Linked with 18/09606/LBC)

Objection: The drawings and Heritage Statement accompanying the application lack the detail necessary for a Listed Building Consent. The application for an additional storey beneath the listed building would disturb the original hierarchy of spaces and should be resisted.

JH: 10 January 2019

7 WIMPOLE STREET 18/10653/FULL/IAP00030236-001 Dual/alternative use of all floors as either a single family dwelling (Class C3) or a medical use (Class D1). Minor internal alterations comprising the removal of non-original partitions and false floors within the former dental studio rooms. (Linked to 18/10654/LBC)

No Objection: JH: 10 January 2019

7 WIMPOLE STREET 1810654/LBC/IAP00030236-001 Internal alterations comprising the removal of non-original partitions and false floors within the former dental studio rooms. (Linked to 18/10653/FULL)

No Objection: JH: 10 January 2019

388-396 OXFORD STREET 18/10493/FULL/PP-07474703 Erection of a single storey roof extension to the Oxford Street elevation and a single storey roof extension to the Duke Street elevation, recladding of all the facades on Oxford Street, Duke Street and Bird Street, in connection with reconfigured retail floorspace (Class A1) over basement, ground and first floor levels, office floorspace at second to sixth floor levels. Increase in height of the existing plant rooms, creation of a terrace at fifth floor level (on Duke Street), installation of new plant and associated works.

No Objection: We acknowledge the well considered and detailed presentation of a scheme that would be a great enhancement of the existing building and an improvement to the local environment. Objections have been raised from neighbouring residents regarding loss of light, overlooking and plant noise to 8-13 Bird Street and we would encourage the council to pay careful consideration to these aspects to ensure this is minimised. Overall this is a high quality design that the Association supports. JH: 16 January 2019

22 PORTMAN SQUARE 18/10491/FULL/PP-07466318 Alterations and extensions to existing hotel at ground and first floor levels fronting Montagu Street, Upper Berkeley Street, and Gloucester Place, and extensions at rear first and second floor levels including a terrace at rear second floor level, installation of new mechanical services and relocation of existing plant equipment.

Comments: We have no objection to the proposed massing. However, the proposal does not serve to preserve or enhance the character or appearance of the conservation area and, though the building it replaces is itself a poor contribution to the square, the new design is no more appropriate for its location adjacent to the Grade 1 Listed Home House than its predecessor. Whilst justification is given for the curved corner facing Portman Square, by referencing other similar treatments nearby, the examples given are of taller blocks with prominent corners, often with symmetry in the urban pattern. The use of it here and addition of horizontal banding and brise soleil are arbitrary and give the extension an Art Deco 'Streamline Moderne' appearance that is at odds with the existing building being more reminiscent of an American diner than the rusticated entrance storey to a Georgian town house. The reference to Montagu House's original location does not come through in the final design. Moreover the proposed materials are alien to the surroundings. Whilst we welcome the omission of bulky extensions to the top floor seen in earlier designs the proposal now presented at planning is neither bold enough to justify the incongruity to its setting nor subtle enough to blend comfortably with its context. Earlier and more thorough consultation would have been welcome. JH: 17 January 2019

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

15-17 EDGWARE ROAD 18/09296/TELECOM Installation of telephone kiosk outside 15-17 Edgware Road.

Objection: We are seriously concerned with the overall design, size, bulk and crude detail-design of these items. In their current proposed format they will have too much impact on the clutter of our public realm, and we believe they will not weather well over time, unless better detailing and higher quality materials are used. We also have concerns relating to how well they will be maintained. Moreover, other authorities in the country have identified problems created by these types of installation relating to drug-dealing, hoax 999 calls, street robbery, and other antisocial behavior. These installations are a further unwelcome advertising intrusion on public spaces and an assault on the senses, particularly in sensitive conservation areas.

SQ: 10 December 2018

FLAT 125 2-4 MONTAGU MANSIONS 18/09664/FULL/PP-07404181 Amalgamation of flats Flat 125 and Flat 126 as single dwelling unit (Class C3).

No Objection: We are happy to support residents ability to adapt properties to suit their changing needs and remain in Marylebone, especially when they are sensitively designed so as to be easily reversible in the future. LT: 11 December 2018

103-105 CRAWFORD STREET 18/09810/FULL/PP-07382925 Erection of a rear extension at rear first floor level, relocation of the existing office accommodation (Class B1) at 1st floor level to the new extension and use of the existing 1st floor office area as 2 residential units (Class C3). Relocation of existing plant items to the new roof level at rear second floor level with associated screening and acoustic requirements.

Comment: If officers are minded to grant consent for the proposals, we ask that the extent of the proposed first floor rear volume be considered. Equally, as a potential precedent for further harmful development to the neighbouring unlisted buildings of merit along Crawford Street in the future. We also ask that the loss of B1 use to the street face and a loss of access to external space for the building users also be considered. TB: 13 December 2018

36-40 HALLAM STREET 18/09755/FULL/PP-07426122 Erection of a single storey courtyard extension at first floor level onto an existing terrace.

No Objection: TB: 13 December 2018

44 UPPER MONTAGU STREET 18/09710/FULL/PP-07417417 Excavation of a basement level below existing rear closet wing at lower ground level, lowering of rear courtyard level, lowering of the pavement vaults floor level by 600mm; creation of infill extension in front lightwell below doorway bridge; creation of roof terrace at rear-first floor level; and change of use to a single family dwelling with associated external and internal alterations. (Linked with 18/09711/LBC)|cr||cr|

No Objection: We support the Grade II listed building being restored to its original use. However, ask officers to consider the impact that the introduction of a roof terrace will have on the privacy of the neighbouring properties. TB: 13 December 2018

27 PORTLAND PLACE 18/09816/FULL/PP-07409913 Replacement of windows to all elevations with double-glazed windows. (Linked to 18/09184/LBC)

No Objection: TB: 13 December 2018

129-137 MARYLEBONE ROAD 18/09637/FULL/PP-07392562 Partial demolition and redevelopment to provide a building ranging from ground plus 3 storeys to ground plus 9 storeys comprising office floorspace (Class B1), associated cycle parking, landscaping, internal servicing bay and other relevant works.

Comments: The Marylebone Association are supportive of the development on the site in principle. The reuse of the 1930s building and removal of the 1960s building are most welcome. We are also supportive, in principle, of the increase in scale and note the detailed considerations made on the south elevations to reduce any negative impact. 
However, there are still reservations regarding the overall height of the building. It rises above its larger neighbours on Marylebone Road by one storey. This additional storey is noted to have negative impacts on key views. The scheme’s simplification of the existing building with the loss of its traditional decorative details coupled with the increased height, results in a less favourable termination of Great Central Street compared to the existing. We ask officers to consider the improvements that a reduction of the overall height of the proposed building by one storey might bring. TB: 13 December 2018

9 WEYMOUTH MEWS 18/09922/FULL/PP-07437787 Alterations to the front and rear elevations; extension of a link at first floor level; replacement of the roof to the rear with addition of solar panels and installation of an air conditioning unit on roof.

No Objection: Assuming the addition of the air conditioning unit on the reconstructed Mews roof meets current planning conditions regarding noise. TB: 13 December 2018

22 WEYMOUTH STREET 18/09929/FULL/PP-07432706 Installation of four lightwells, associated pavement grilles and evergreen hedgerow at front elevation. Additionally a lantern light is proposed to be reinstated over the principal stair, including internal alterations. (Linked with 18/09930/LBC)

Comment: Whilst the Association does not, in principle, object to the proposed lightwells on Weymouth Steet and their associated pavement grilles, we are not convinced by the addition of box hedging to conceal said grilles. Perhaps an upstand and railings, more in keeping with the area, would be more appropriate. DM: 19 December 2018

94A CRAWFORD STREET 18/08971/FULL/PP-07369111 Alterations to shopfront, installation of awning, installation of extract duct routed internally to terminate at main roof level and internal works at all floor levels. (Linked to 18/08972/LBC)

Objection: The three generous window bays at ground floor, facing onto Crawford Street, make a significant and positive contribution to the building’s character. The insertion of a double door in place of the central bay alters this defining characteristic and it is not clear why this is necessary or that this change is justified. DM: 20 December 2018

178-180 EDGWARE ROAD 18/10062/P3JPA Use of the first floor as 5no. residential units (Class C3) and add a new mezzanine floor between first and second floors.

Comment: No objection in principle to a change of use to residential units in this location. However, the proposal for 5 flats includes one studio of only 20sq.m, falling significantly short of London Plan space standards, which we do object to. Furthermore, no Design & Access Statement has been provided and no sections to assess floor to ceiling heights in the proposed mezzanine. This lack of information makes it difficult to comment on the proposal and we recommend the applicant submit this. DM: 21 December 2018

26-37 SEYMOUR MEWS HOUSE SEYMOUR MEWS 18/10114/FULL/PP-07453744 Variation of conditions 1, 6 and 7 of planning permission dated 10 September (RN: 18/06022/FULL) which itself varied condition 1 of planning permission dated 30 January 2018 (RN 17/08835/FULL) for, 'Erection of a single storey extension at fifth floor level (with lift over-run above) and infill extension at ground floor; installation of 13 no. condenser units at rear first floor level; terraces at fourth and fifth floors, alterations to existing facade and alterations to the office entrance, all in connection with the existing use of the building as offices (Class B1)'; Namely, to allow a third floor terrace on the north and eastern elevations

No Objection: However, should the local authority be mindful to consent this application, the Association suggests that this is a temporary consent to ensure no detriment to the local amenity. DM: 21 December 2018

16 FITZHARDINGE STREET 18/09875/FULL/P/IAP00028023-001 External alterations to a single-family dwelling including the removal and replacement of the rear conservatory. (Linked to 18/09876/LBC)

No Objection: DM: 21 December 2018

31 NEW CAVENDISH STREET 18/10605/FULL/PP-07461863 Use of lower ground and ground floor as marketing suites (Class A2) for temporary period of 5 years.

No Comment: JH: 21 December 2018

FLAT 1 4-6 MANDEVILLE PLACE 18/10336/FULL/PP-07465305 Erection of an extension at first floor within a lightwell to enlarge dwelling (Class C3).

No Objection: JH: 21 December 2018