Item No. 2 CITY OF WESTMINSTER PLANNING Date Classification APPLICATIONS SUB For General Release COMMITTEE Report of Ward(s) involved Director of Planning St James's Subject of Report Theatre Royal, Catherine Street, London, WC2B 5JF, Proposal Change of use of the ground floor and basement of no. 6 Catherine Street from office use (use class B1) to restaurant use (use class A3), together with associated elevational changes at ground floor level (No. 6 Catherine Street); creation of a new opening between no. 6 Catherine Street and Vinegar Yard; enclosure of the rear part of Vinegar Yard; demolition of a redundant generator shed in Vinegar Yard; installation of exterior plant equipment on the Theatre Royal Drury Lane and Vinegar Yard; and the creation of a publically-accessible terrace on the Theatre Royal at the corner of Russell Street and Catherine Street. Internal works to the front of house, auditorium, stage area and back of house of the Theatre Royal. (Site includes Theatre Royal and 6 Catherine Street). Agent Miss Julie McLaughlin On behalf of Really Useful Theatres Group Ltd Registered Number 17/08082/FULL Date amended/ completed 11 September Date Application 8 September 2017 2017 Received Historic Building Grade Theatre Royal Grade I Conservation Area Covent Garden 1. RECOMMENDATION 1. Grant conditional permission. 2. Grant conditional listed building consent. 3. Agree the reasons for granting listed building consent as set out in Informative 1 of the draft decision letter. 2. SUMMARY The Theatre Royal is one of the UK’s most important theatres. There has been a theatre in this location since the mid-1600s, the current theatre building is Grade I listed and is of exceptional significance. Planning permission and listed building consent are sought for the refurbishment and restoration of the Theatre and the introduction of a restaurant use (class A3) at basement and ground Item No. 2 floor level of 6 Catherine Street, with the partial enclosure of Vinegar Yard in between, to provide new links to the Theatre and restaurant use. The key issue for consideration are: The impact of the proposals on the special interest of this Grade I listed Theatre; and on the character and appearance of the Covent Garden Conservation Area; The land use implications of the proposal; and The impact of the proposal on the amenity of surrounding residents. With the imposition of conditions the proposals are considered acceptable in listed building, conservation, design, land use and amenity terms. Item No. 2 3. LOCATION PLAN .. This production includes mapping data licensed from Ordnance Survey with the permission if the controller of Her Majesty’s Stationary Office (C) Crown Copyright and /or database rights 2013. All rights reserved License Number LA 100019597 Item No. 2 4. PHOTOGRAPHS Theatre Royal 6 Catherine Street Item No. 2 5. CONSULTATIONS HISTORIC ENGLAND Authorisation received dated 13 October 2017. HISTORIC ENGLAND (ARCHAEOLOGY) Archaeology condition recommended. THEATRES TRUST Support the application which will restore, refurbish and alter the stage, auditorium and front of house facilities to sustain and support the ongoing vitality and viability of this important Grade I listed Theatre into the future. The proposals greatly improve the Theatres technical and operational capabilities, access around the theatre, and addresses audience comfort and connectivity without compromising the heritage or architectural significance of the heritage asset. Whilst there is a loss of some historic fabric, the overall benefit to the Theatre as a whole clearly outweighs the harm caused. Recommend that conditions be attached in relation to the storage of the two salvaged items of sub-stage machinery and the requirement for a construction management plan to ensure that construction work will not affect the operation of other theatres in the area. COVENT GARDEN COMMUNITY ASSOCIATION Objection raised to the introduction of a terrace on the Russell Street colonnade which is inappropriate and will harm the special interest of the Grade I listed building. Conditions should be attached to ensure that plant and equipment does not cause a nuisance to nearby residential properties. COVENT GARDEN AREA TRUST Any response to be reported verbally. CLEANSING Waste storage is proposed within Vinegar Yard and is adequate to cope with the waste that will be generated from the development. A servicing management plan should be secured by condition. HIGHWAYS PLANNING MANAGER Cycle parking and a servicing management plan should be secured by condition. External tables and chairs would need to be the subject of a separate application. ENVIRONMENTAL HEALTH No objection, subject to conditions. ADJOINING OWNERS/OCCUPIERS AND OTHER REPRESENTATIONS RECEIVED No. Consulted: 217 Total No. of replies: 10 No. of objections: 8 (from 6 individuals) No. in support: 2 Item No. 2 Letters received from the Ambassador Theatre Group (ATG), The Historical Research Committee of the Association of British Theatre Technicians and 6 neighbouring residents raising the following comments: Design Stringent conditions are required for recording, removal and preservation of the three pairs of stage bridges and two sets of counterweight flying equipment which dates from 1890. All interested parties should be allowed to contribute to the future plans of the equipment. Visual intrusion of ductwork to the rear of 6 Catherine Street. Amenity The large ducts proposed to the rear of 6 Catherine Street may cause noise disturbance and odours to residents. The glazed roof to the restaurant has the potential to cause noise disturbance, overlooking and light pollution to residents. Noise from extra visitors to the building outside performance times. Other ATG seek to ensure that regular operations at Fortune Theatre and their other Theatres nearby are not adversely affected during construction works. PRESS ADVERTISEMENT / SITE NOTICE: Yes 6. BACKGROUND INFORMATION 6.1 The Application Site The Theatre Royal is one of the UK’s most important theatres. There has been a theatre in this location since the mid-1600s, the current theatre building is Grade I listed and is of exceptional significance. It is located on the eastern side of Catherine Street with frontages also to Russell Street and Drury Lane. The application site incorporates the unlisted 6 Catherine Street immediately adjacent to the Theatre which is in office use (class B1). Vinegar Yard sits in between the Theatre and 6 Catherine Street running between Catherine Street and Drury Lane. It provides front and back of house exit routes from the Theatre onto Catherine Street. It is no longer a public thoroughfare and an elevated extension at second floor level over Vinegar Yard links the Theatre Royal and No. 6 Catherine Street. The site lies within the Covent Garden Conservation Area, core Central Activities Zone (CAZ), the West End Stress Area and falls within a Tier 1 Archaeological Priority Area (Lundenwic and The Strand). 6.2 Recent Relevant History Theatre Royal There have been numerous minor planning permissions and listed building consents for works to the Theatre throughout the years, including new plant and signage. Item No. 2 6 Catherine Street Planning permission was granted for the demolition of the existing and erection of a new mansard roof extension; installation of air conditioning plant in yard at rear ground floor level; replacement of windows, entrance screens and doors to create new ground floor entrance; all in connection with continued office use (class B1) in July 2017. This proposal included a listed building consent for the creation of an internal doorway at second floor level into Theatre Royal. 7. THE PROPOSAL Planning permission and listed building consent are sought for the refurbishment and restoration of the Theatre and the introduction of a restaurant use (class A3) at basement and ground floor level of 6 Catherine Street, with the partial enclosure of Vinegar Yard in between, to provide new links to the Theatre and the restaurant use. The proposed works to the Theatre can be summarised as follows: Front of house: Refurbishment and restoration of front of house areas including new level access into the theatre from Russell Street, improved circulation routes; introduction of a new lift; and enhanced foyer area. A new publically-accessible terrace is proposed at the corner of Russell Street and Catherine Street. Auditorium: Enhancement of the early 20th century alterations through modifications to the balcony fronts of the Royal and Grand circles; Improvement to sightlines and audience comfort; introduction of wheelchair positions at three levels; and upgrading the technical facilities. Stage House and Sub Stage: Removal of the long-disused historic stage lifts to allow a modern demountable stage and levelling of the stage. Vinegar Yard and 6 Catherine Street: New entrance doors and partial enclosure of Vinegar Yard; new ground floor frontage, glazed roof at rear ground floor and full height extract duct to the rear of No. 6 in connection with the use of the basement and ground floor as a restaurant. New mechanical plant on the roof of Vinegar Yard and the Theatre. 8. DETAILED CONSIDERATIONS 8.1 Land Use The existing and proposed land uses can be summarised as follows: Existing GIA (sqm) Proposed GIA (sqm) +/- Theatre 11,633 11,633 0 Office 398 0 -398 Restaurant 0 398 +398 Total 12,031 12,031 Item No. 2 Theatre use Policy TACE 6 of the UDP and S22 of the City Plan protect Theatre uses. The proposals will enhance and upgrade this important Grade I listed Theatre, ensuring its long term use and viability. There will be a reduction in capacity from 2,250 seats to 2,023, however, the proposals will significantly improve circulation, accessibility and audience experience as well as update facilities and technical equipment. The proposals are therefore welcomed in land use terms. Loss of office use It is proposed to change the use of the basement and ground floor of 6 Catherine Street into restaurant use, resulting in the loss of 398sqm of office floorspace.