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5-6 Stanhope Gate and 18A Curzon Street 5 March 2014 in the City of Westminster Planning Application No

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5-6 Stanhope Gate and 18A Curzon Street 5 March 2014 in the City of Westminster Planning Application No planning report D&P/3268/01 5-6 Stanhope Gate and 18A Curzon Street 5 March 2014 in the City of Westminster planning application no. 14/00139/FULL Strategic planning application stage 1 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 Full planning application for a change of use from office to residential use that incorporates demolition and redevelopment, retaining listed front facades of 5-6 Stanhope Gate, to provide a building comprising 12 residential units on the Curzon Street frontage; excavation to provide part sub-basement and three basement levels (in addition to lower ground floor) for ancillary uses, car and cycle parking and mechanical plant; alterations to existing access on Curzon Street and associated works. The applicant The applicant is Four Leaf Limited and the architect is PLP/Architecture. Strategic issues Principle of land use, heritage/urban design, housing, inclusive access, sustainable development/energy, and transport are the relevant strategic planning issues which are dealt within this report. Recommendation That City of Westminster Council be advised that the application does not comply with the London Plan, for the reasons set out in paragraph 50 of this report; but that the possible remedies set out in that paragraph of the report could address these deficiencies. Context 1 On 27January 2014 the Mayor of London received documents from City of Westminster Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 7 March 2014 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 1C of the Schedule to the Order 2008: ”Development which comprises or includes the erection of a building of one or more of the following descriptions – (c) more than 30 metres high and is outside the City of London.” page 1 3 Once City of Westminster Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The application site occupies a mid-terrace, rectangular plot with primary frontages onto both Stanhope Gate and Curzon Street. The site extends to 0.08 hectares in size. 6 The site is situated in central London, close to Hyde Park, Green Park and within the Mayfair Conservation Area. It comprises two listed buildings, No. 5 and No.6 Stanhope Gate, both in freehold ownership of the Client, Clivedale Ventures Limited. The site is also located within the Central Activities Zone (CAZ). 7 The two buildings occupy ground plus five levels on Stanhope Gate side and extending to Curzon Street on ground plus four levels. The existing buildings contain office space (2,138sqm) accessed through the entrance of No. 5 Stanhope Gate. On the Curzon Street, the ground floor frontage is occupied by HSBC (498sqm) with an office entrance from No.6 Stanhope Gate. The top two floors provide two residential units (323sqm). 8 Frequent bus services are available in close proximity of the site running along Park Lane. The nearest London Underground stations are Hyde Park Corner and Green Park, both within 5-10 minutes walking distance. As a result, the site has a public transport accessibility level of 6a, on the scale 1 to 6, where 6 is the highest level. Details of the proposal 9 This application seeks a full planning permission for a change of use which incorporates demolition and redevelopment, retaining front facades of 5-6 Stanhope Gate, to provide a building comprising 12 residential units, on lower ground, ground and first to fifth floors on the Stanhope Gate frontage and lower ground, ground and first to part seventh/part eighth floors on the Curzon Street frontage (including plant at part 8th floor level, and roof terraces at 6th/7th/8th floor levels). 10 The application also includes excavation to provide part sub-basement and three basement levels (in addition to lower ground floor) for ancillary uses: gym, spa & cafe, car and cycle parking and mechanical plant; alterations to existing access on Curzon Street and associated works. [Site includes 6 Stanhope Gate and 18A Curzon Street]. Vehicular access will be from Curzon Street where a car lift provides access to the basement. There will be a northern residential entrance on Stanhope Gate and a southern entrance on Curzon Street. Case history 11 A pre-application meeting that included the applicant/agent and GLA officers was held on 4 November 2013 at City Hall. The proposal was broadly supported and the applicant was advised to address concerns in case of future planning application. A follow-up meeting was held on 28 February 2014 to discuss few changes to the scheme that was presented at the pre-app meeting. 12 There is no recent planning history related to the current application. Strategic planning issues and relevant policies and guidance 13 The relevant issues and corresponding policies are as follows: Historic Environment London Plan; page 2 Housing London Plan; Housing SPG; Housing Strategy; Shaping Neighbourhoods: Play and Informal Recreation SPG; Shaping Neighbourhoods: Character and Context, draft SPG Affordable housing London Plan; Housing SPG; Housing Strategy; draft Revised Housing Strategy Urban design London Plan; Shaping Neighbourhoods: Character and Context, draft SPG; Housing SPG; London Housing Design Guide; Shaping Neighbourhoods: Play and Informal Recreation SPG Access London Plan; Accessible London: achieving an inclusive environment SPG; Planning and Access for Disabled People: a good practice guide (ODPM) Sustainable development London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy Transport London Plan; the Mayor’s Transport Strategy 14 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the 2011 Westminster City Council Core Strategy and the 2011 London Plan (with Alterations - November 2013). 15 The following are also relevant material considerations: The National Planning Policy Framework and Technical Guide to the National Planning Policy Framework. The draft Further Alterations to the London Plan (January 2014). Principle of land use: Change of use from Office to Residential 16 The applicant has stated that the proposed change of use from office space to residential development involves a land use swap, to compensate for the loss of office, and has submitted a planning application for a change of use from residential to office use, on a site located at 73 Brook Street, owned by the applicant (approximately 600 metres north of the current application site, near Grosvenor Garden Square). It incorporates an 820sqm office building, 380sqm retail and 200sqm of residential floor space. This application is not referable to the Mayor. 17 The proposed change of use in the current application does not raise any significant strategic issues. Heritage and urban design 18 Policy 7.8 of the London Plan states that development affecting heritage assets should conserve their significance, by being sympathetic to their form, scale, material and architectural detail. 19 The applicant outlined the latest iteration of the proposed scheme which had been revised to address concerns of both English Heritage (EH) and the Westminster City Council (WCC) regarding the impact of the development upon the Grade II listed facades at 5 & 6 Stanhope Gate and the character of this part of the Mayfair Conservation Area. The applicant acknowledged that it had yet to receive feedback from WCC or EH regarding these revisions. page 3 20 The two listed buildings in question comprise solely of facades – the remainder of these mid Georgian houses were demolished in 1969-71 to make way for a new office development. The four storey facades (plus basement and attic storey) were listed in 1987, some 15 years later. Both facades date from c1760, though both were remodelled in the Victorian and Edwardian eras when a classical porch was added to No.6 by Decimus Burton in 1854 and No. 5 was totally re-fronted in elegant Louis XVI stone in c1910, so this is essentially an Edwardian facade. Both have somewhat poorly proportioned single storey mansards dating from the 1971 redevelopment. The early 1970s office building, which has an L-shaped frontage above a podium ground floor (a branch of the HSBC) onto Curzon Street, is of an indifferent architectural quality. 21 The context of the pair of listed facades has been compromised by the construction of what was formerly the Playboy Club, built in 1963 - a much taller 8 storey edifice recently remodelled to become No.45 Park Lane hotel. To the east are mid to late 20th Century office buildings of varying quality, all of which run through to Curzon Street behind, as does 45 Park Lane, so this frontage has the same immediate context of mid-late 20th Century neighbours. Opposite this frontage is Curzon Square by Sir Michael Hopkins of 2005 which is of a similar scale to No.45 Park Lane. 22 The applicant has submitted very detailed statements explaining the design approach and its evolution following dialogue with WCC and EH, and a townscape and heritage assessment.
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