Agenda item

Partial demolition of the existing building, followed by refurbishment, side extensions and upwards extensions, alongside erection of perimeter blocks around a podium level, to increase hotel capacity (Class C1) whilst introducing industrial uses (Class E(g)(ii) and E(g)(iii)) at ground and first floor level.

Recommendations: Approve + Sec 106

RESOLVED: That the application be deferred for consideration at a future meeting of the Major Applications Planning Committee.

Partial demolition of the existing building, followed by refurbishment, side extensions and upwards extensions, alongside erection of perimeter blocks around a podium level, to increase hotel capacity (Class C1) whilst introducing industrial uses (Class E(g)ii) and E(g)iii) at ground and first floor level.

Officers introduced the application and highlighted the information in the addendum. The application was recommended for approval.

Members raised concerns regarding the parking provision at the hotel noting that only 32 car parking spaces for the hotel and 7 for commercial use were proposed hence it was likely that guests would seek to park on surrounding streets. It was felt that this would serve to exacerbate parking stress around such a busy junction.

The Committee heard that parking in the streets would be inconvenient for guests and was therefore unlikely to be an issue. The hotel would be predominantly ‘car free’ as two minibuses would be available to pick guests up from nearby stations and from Heathrow. A robust Travel Plan was proposed, and sustainable travel would be encouraged.

Members raised further concerns regarding odours linked to the proposed kitchenettes and microwaves in one section of the hotel. It was felt that the microwaves were a fire risk, and the inclusion of kitchenettes could facilitate alternative use as an HMO in the future. A maximum 30-day stay limit or a Condition limiting stays to no more than 90 days were proposed by Members.

In response to this, the Committee was informed that the kitchenettes would not be used for primary cooking and there was nothing to suggest intended HMO use at present. With regards to odours, Members were advised that a mechanically ventilated system would be incorporated to address this. A 30-day stay limit could not be defended at appeal as it conflicted with the agreed London wide limit of 90 days. It was confirmed that the Hotel Management Strategy would permit guests to stay for more than 90 days. However, under the terms of the Strategy, duration of stay would be monitored enabling officers to assess whether the hotel had moved into another use class. If necessary, enforcement action could then be taken. Members requested that the Hotel Management Strategy be updated to add a requirement for six monthly reviews to assess number / duration of stays.

The Legal Advisor reminded Members that the Planning Committee did not have jurisdiction over how a business was run – this was a matter for the management. The Council could attempt to address Members’ concerns by means of the Hotel Management Strategy and by strengthening conditions such as those related to fire safety. A 30-day stay would not be enforceable, and the suggested 90-day maximum stay would be difficult to monitor given resourcing restraints.

Members enquired whether it would be possible to ask the applicant to part-fund a staff member to monitor the duration of stays at the hotel. The Legal Advisor indicated that it would be difficult to estimate the cost of this.

Given the proliferation of TfL buses in the vicinity. Members queried the need for a dedicated minibus service which would further exacerbate traffic issues in the area. It was confirmed that minibuses could be pre-booked to pick guests up from the station which would give people the confidence to use the hotel. It was anticipated that the minibuses would also negate the need for guests to park on neighbouring streets. Two minibuses were proposed to pick up from Hayes and Harlington and Southall stations. It was confirmed that minibuses were proposed as opposed to coaches which were larger and would not be permitted on site. It was suggested that Condition 15 be amended to include a definition of the minibus size. The necessity for the proposed shuttle minibus service would be further explored in the Travel Plan.

In response to further questions from the Committee, it was confirmed that emergency vehicles would be able to access the site via Springfield Road. It was noted that the Fire Brigade had not objected to the planned development. Members requested the addition of a Condition to ensure that the only vehicular access into and out of the site would be via the Springfield Road access point shown on the plans.

In respect of construction management, Members requested that the relevant Condition be amended to ensure there would be no deliveries during the hours of 7-9 a.m. and 3-5 p.m. Mondays to Saturdays. Members also requested the addition of further detail in the Travel Plan in respect of journey costs, their sustainability and the use of electric vehicles.

With regards to urban greening, the Committee felt that the proposed urban greening score of 0.39 was not sufficient and could be improved on.

At the request of the Committee, it was agreed that the Legal Advisor would further explore the legality of conditioning a maximum stay of 90 days.

Members remained dissatisfied regarding the application and highlighted the need to protect residents by providing safeguards to ensure the site remained a hotel in the future. It was recommended that the application be deferred for consideration at a future meeting of the Major Applications Planning Committee. This would allow for the following:

1. Updates to the Hotel Management Strategy:

- add details re. odours / ventilation;

- Hotel Management Strategy to be reviewed every 6 months;

- bond to be secured to monitor Hotel Management Strategy for 18-month duration;

Condition 11 - include fire safety details for microwaves specifically;

Travel Plan Head of Term - bolster the details around minibuses and TfL buses, ensure the most sustainable options explored to prevent unnecessary trips on the road network; explore the communications for occupants to aid the use of public transport;

Condition 15:

- propose electric minibuses only;

- include a definition of a minibus;

- clarify the cost of each journey/sustainable cost;

CEMP Condition - exclude delivery between 3-5 p.m. - Monday - Saturday 7-9 a.m.

NEW condition – the only vehicular access into and out of the site to be from the Springfield Road access point shown on the plans;

2. Officers to get more information on:

- length of stay of occupants;

- minibus shuttle strategy- seek a draft/skeleton copy;

- clarify the green / sustainability credentials of the scheme;

- cost of the monitoring of the Hotel Management Strategy- monetary sum;

The recommendation to defer was moved, seconded and, when put to a vote, unanimously agreed.

RESOLVED: That the application be deferred for consideration at a future meeting of the Major Applications Planning Committee.