Agenda item

Demolition of existing warehouse buildings and erection of 602 bedroom 8-storey hotel with associated car parking (Outline application including details of access, appearance, layout and scale - landscaping reserved).

In introducing the report, officers directed the Committee to note the changes in the addendum circulated at the meeting. Members were informed verbally that an additional informative in relation to comments from the Access Officer should be attached, as this had not been included in the report.

During discussion, the Committee amended Condition 2d in the addendum to add '...including swept paths' as the Highways officer was satisfied that the layout could be achieved but this had not been shown in the plans.

In response to a query raised about motor cycle parking; officers advised that although this was not shown in the plans, Condition 2d in the addendum had been amended to reflect this.

The Committee deleted Condition 14 (relating to site noise rating level) as no residents would be affected by noise and noted that Condition 15 relating to noise control would instead be more appropriate.

In answer to a question relating to bedroom windows facing 45 degree angle; officers advised that there was no policy relating to this issue but that the applicant had indicated their intention to install double blinds. The Committee added an additional informative.

A Member stated that an addition condition relating to the provision of air condition should be added. Officers advised that Condition 15 would cover this concern, as there was no policy to address this issue.

The Committee added an additional conditioning in respect of air pollution levels.

The recommendation contained in the officer’s report, additional condition and informatives, amended Condition 2d and deletion of Condition 14 was moved, seconded and on being put to the vote was agreed.

Resolved

That subject to the Mayor not directing the Council under Article 6 of the Town and Country Planning (Mayor of London) Order 2008 to refuse the application, or under Article 7 of the Order that he is to act as the local planning authority for the purpose of determining the application, delegated powers be given to the Head of Planning, Green Spaces and Culture to grant planning permission, subject to any relevant amendments agreed by the Head of Planning, Green Spaces and Culture, and also those requested by the Greater London Authority and the following:

A) That the Council enters into an agreement with the applicant under Section 106 of the Town and Country Planning Act 1990 (as amended) and/or other appropriate legislation to secure:

1. Highways: to secure all necessary works and the provision of a Travel Plan including Sustainable Transport Measures (such as a hopper bus service), a Service and Delivery Plan, offsite coach parking and coach call forwarding.

2. Construction Training: either a financial contribution, or an in-kind scheme delivered during the construction phase of the development, should be secured (A financial contribution equal to £2500 for every £1m build cost plus coordinator costs equal to 20,186/7500 x £71,675 = £192,910.86 or in kind deliver).

3. Hospitality Training.

4. An Employment Strategy.

5. Improvements to public realm - including the access linkage between the proposed hotel and Terminal 4 (linking permission for elevated walkway to commencement of this permission).

6. Air Quality: in line with the SPD and given the site is located in an air quality management area then a contribution in the sum of £25,000.

7. Project Management and Monitoring Fee: a financial contribution equal to 5% of the total cash contributions towards the management and monitoring of the resulting agreement.

B) That in respect of the application for planning permission, the applicant meets the Council's reasonable costs in preparation of the Section 106 and any abortive work as a result of the agreement not being completed.

C) That officers be authorised to negotiate and agree the detailed terms of the proposed agreement and conditions of approval.

D) That if any of the heads of terms set out above have not been agreed and the S106 legal agreement has not been finalised before 31/03/2014, or such other date as agreed by the Head of Planning, Green Spaces and Culture, delegated authority be given to the Head of Planning, Green Spaces and Culture to refuse planning permission for the following reason:

'The applicant has failed to provide contributions towards the improvement of services and the environment as a consequence of demands created by the proposed development (in respect of highways, sustainable transport, construction training, employment, public realm and air quality). The proposal therefore conflicts with Policies R17 and AM7 of the adopted Local Plan and the Council's Planning Obligations SPD and Air Quality SPG.'

E) That subject to the above, the application be deferred for determination by the Head of Planning, Green Spaces and Culture under delegated powers, subject to the completion of the legal agreement under Section 106 of the Town and Country Planning Act 1990 and other appropriate powers with the applicant.

F) That if the application is approved, the conditions and informatives set out in the officer's report be imposed subject to the addendum (and amendment to Condition 2d to include ' swept paths'), deletion of Condition 14 and the following additional condition and informative:

Additional Conditions

Before the development is commenced a scheme for protecting the proposed accommodation from external air pollution shall be submitted and approved by the LPA. Any works which form part of such a scheme, including any air conditioning system, shall be completed before any part of the development is first occupied or used and measures put in place to ensure it is maintained for the life of the development.

Reason

To safeguard the amenity of residents in accordance with policy OE1 of the Hillingdon Local Plan: Part Two Saved UDP Policies (November 2012).

Additional Informatives

-       Comments from the Access officers are set out in the Decision Notice on page 14.

-       'The applicant is encouraged to utilise measures to ensure that an appropriate amount of privacy is provided for future occupiers of the hotel hereby approved, particularly those within rooms facing the central courtyard'.