PDU Case Report XXXX/YY Date
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planning report D&P/3218a/02 24 November 2015 South Western Project, Lord’s Cricket Ground, St John’s Wood in the City of Westminster planning application no. 15/07111/FULL Strategic planning application stage II referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Demolition of the existing Tavern Stand, Allen Stand, Thomas Building MCC Office Building and Scorers Box and redevelopment comprising the erection of new stand, new Thomas Lord Building, an expanded basement, new Harris Garden Building, new scorers Box, internal and external alterations to the Pavilion, a new shop in the Bowlers Annexe together with relocation of the floodlight, hard and soft landscaping, servicing facilities and all necessary ancillary and enabling works, plant and equipment. The applicant The applicant is Marylebone Cricket Club and the architect is Populous. Strategic issues The strategic issues raised at the consultation stage regarding urban design, inclusive design, energy and transport, have been addressed through the provision of further information and measures secured by planning condition or obligation. As a result the application is now considered acceptable in strategic planning terms. The Council’s decision In this instance Westminster City Council has resolved to grant permission. Recommendation That Westminster City Council be advised that the Mayor is content for it to determine the case itself, subject to any action that the Secretary of State may take, and does not therefore wish to direct refusal or direct that he is to be the local planning authority. Context 1 On 13 August 2015 the Mayor of London received documents from Westminster City Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. This was referred to the Mayor under Category 1C of the Schedule page 1 to the Order 2008: ”Development which comprises or includes the erection of a building of one than 30 metres high and outside the City of London.”. 2 On 28 September 2015 the Mayor considered planning report D&P/3218a/01, and subsequently advised the Council that while the application was supported in strategic planning terms, there were some outstanding issues that needed to be resolved and these were set out in paragraph 48 of the above-mentioned report. 3 A copy of the above-mentioned report is attached. The essentials of the case with regard to the proposal, the site, case history, strategic planning issues and relevant policies and guidance are as set out therein, unless otherwise stated in this report. Since then, the application has been revised in response to the Mayor’s concerns (see below). On 27 October 2015, Westminster City Council decided that it was minded to grant planning permission, for the revised application, and on 11 November 2015 it advised the Mayor of this decision. Under the provisions of Article 5 of the Town & Country Planning (Mayor of London) Order 2008 the Mayor may allow the draft decision to proceed unchanged, direct the Council under Article 6 to refuse the application or issue a direction to the Council under Article 7 that he is to act as the Local Planning Authority for the purposes of determining the application and any connected application. The Mayor has until 24 November 2015 to notify the Council of his decision and to issue any direction. 4 The decision on this case, and the reasons will be made available on the GLA’s website www.london.gov.uk. Update 5 At the consultation stage Westminster City Council was advised that while the application was supported in strategic planning terms, there were some outstanding issues that needed to be resolved and these were set out in paragraph 48 of the above-mentioned report: Principle of development: The proposals to develop Lord’s Cricket Ground are in line with the objectives of the Mayor’s Sports Legacy Plan and the London Plan and are fully supported in strategic planning terms. Urban design: The overall design of the South West Project is supported. The applicant should however provide further information on the proposed arcade at the base of the new stand. Inclusive design: The overall strategy is supported and the Council should ensure an appropriate set of conditions requiring the submission of a detailed inclusive design strategy prior to commencement. The applicant is encouraged to continue its consultation with the Disabled Member’s Group to inform the detailed design stages. Energy: The applicant should provide further information regarding the size and location of the energy centre, the capacity of the proposed ground source heat pump and information on the uses and heat demands throughout the year of the Lords Cricket Ground as a whole, and on the heating systems currently present on site. In addition the applicant should liaise with the Council to ensure that the short fall in carbon dioxide reductions is met off-site. Transport: The proposals are broadly acceptable in strategic transport planning terms, subject to the submission of further information regarding any changes to TfL public highway, measures to encourage cycling to the site, trip generation, the submission of a coach management plan, and the Council securing a delivery and servicing plan and construction logistics plan, as set out above. page 2 Urban design 6 As set out in the Mayor’s initial representations, the overall design of the South West Project was supported. As requested, the applicant has provided further clarification on the materials used for the new street facing arcade that will address St John’s Wood Road, confirming that the arches will allow views into the ground. This will provide a degree of animation onto the adjacent pathway which is welcomed. The pre-cast concrete arches reflect the proportions and materiality of the existing arches of the adjacent Mound Stand which helps provide a common boundary treatment and better reflects the character of the conservation area and improves the setting of the listed Grace Gates. 7 As recommended at the consultation stage, the detailed design of the proposed new building and stands has been secured by a number of planning conditions which is supported and will help ensure a high quality design is built through to the final development. 8 In addition to the above, it is noted that the residents of Century Court and the resident’s association have objected to the application on the grounds that the new Thomas Lord building, by virtue of its increase in height of two storeys, will negatively impact on their outlook and privacy and the amount of daylight and sunlight received at those windows which face the building. The representations particularly object to the loss of light to the ground floor kitchen window to the porters flat and to the living rooms of the first to fourth floor flats above. 9 In addition to Century Court, the new stand will affect the current levels of daylight and outlook to the flats at St John’s Wood Court on the opposite side of the St John’s Wood Road, and the new MCC office building will affect the level of light and enclosure experienced at No 4 Grove End Road; a neighbouring house. 10 The applicant has carried out a daylight and sunlight assessment to support the proposals which includes the neighbouring and nearby properties that would be affected by the proposals. As set out within the Council’s planning committee report, while it is accepted that a number of windows in neighbouring properties will experience some loss of daylight compared to the existing situation, most losses are within the BRE guidelines (20% reduction in vertical sky component), and in a small number of cases where the loss is likely to exceed the guidelines this is not considered so significant as to warrant the refusal of the application on these grounds. It is also noted that many of the windows that would experience the largest losses in VSC are for rooms that are also lit by other windows, which helps mitigate any impact. 11 It is also noted that a planning condition requiring the submission of an operational management plan for the relocated public house within the Thomas Lord Building and for the public use of Harris Gardens for both match and non-match days that will include any mitigation measures to protect the amenity of neighbouring residents, the hours of operation and will allow for a review after six months of operation, has been secured. Furthermore, it is noted that the glazing of the top floor of the Thomas Lord Building will be obscured, as will the top floor of the new stand to prevent views into neighbouring properties. It is also noted that a planning condition has been secured preventing the use of the roof of the Thomas Lord building as a publicly accessible roof terrace to further prevent any disturbance or loss of amenity to neighbouring properties. Inclusive design 12 As set out at the consultation stage, the overarching inclusive access strategy has been informed by the ongoing consultation with the MCC Disabled Members Cricket Group and is supported as it demonstrates that the project would significantly improve the accessibility of this part of the ground particularly where new buildings and stands are proposed, helping achieve one of the key drivers for the grounds redevelopment. page 3 13 GLA officers note that compliance with the access arrangements demonstrated in the approved drawings and as set out in the design and access statement is secured by planning condition and this is supported in accordance with the comments made at the initial consultation stage.