Please find below responses to planning applications by the Marylebone Association Planning sub-committee. Any comments should be referred to Neil Wilson. firstname.lastname@example.org
6 BRYANSTON SQUARE
17/00777/FULL/PP-05793520 External alterations including new timber sash windows at third floor level
Declaration of Interest - The Association would like it noted that a member of their planning panel has links with this application.
This member has not been involved in making the submission below.
No Objection: WH: 6 March 2017
2 SPRING MEWS
17/00883/FULL/PP-05806602 Installation of replacement of rooflights and railings at second floor level.
Objection: Stainless steel/cable balustrade inappropriate on this period mews house
WH: 6 March 2017
121 HARLEY STREET
17/00890/LBC/PP-05807132 Internal alterations to repair lath and plaster to ground floor and first floor ceilings including new ceiling rose to the rear room on the ground floor and replace section of first floor parquet flooring and repair the remainder.
67 WIMPOLE STREET
17/00895/FULL/PP-05786749 Variation of condition 1 of planning permission dated 17 January 2017 (RN: 16/11014/FULL) to allow a more traditional link between the existing roof pitches and to retain original chimney breast and alcove; non-original cupboards removed.
28 JAMES STREET
17/00985/TCH/PP-05817091 Use of two areas of the public highway for the placing of six tables and twelve chairs in an area measuring 5.35m x 1.4m and one table and two chairs in an area measuring 2m x 0.9m in association with the ground floor use.|cr||cr||cr|
7 CAVENDISH SQUARE
17/00903/FULL/PP-05779217 Erection of a two storey extension to the existing rear closet wing at second and third floor level; minor internal refurbishment of the property; associated rear roof terraces at ground and fourth floor levels with the addition of rooflights. Installation of an acoustically screened plant area to rear ground floor terrace.|cr|acoustic attenuation. (Linked with 17/00904/LBC)
3 BRYANSTON MEWS WEST
17/01417/FULL/PP-05819807 Installation of replacement garage doors with toplights on the front elevation. (Site includes 3 & 5 Bryanston Mews West). (Retrospective application)
Comment: The wording of the application states that this is a retroactive application, however the existing front elevation and garage doors in photographs and street view do not resemble the proposed doors and elevation.
Further, whilst the DAS makes reference to local venacular informing the proposed garage doors it should be noted that the majority of garage doors on this mews are painted black not white. DM: 13 March 2017
30 GLOUCESTER PLACE MEWS
16/11905FULL/PP- 05618572 Installation of 2 no. new rooflights. Replacement of existing single glazed timber casement windows with hardwood double glazed sliding sash windows. Installation of a juliet Balcony and alterations to the front elevation of the property.
Objection: substantial alterations are proposed to the building’s front elevation so as to significantly alter its character. In place of the existing composition the applicant proposes a bland and generic elevation without any reference to or evidence of comparable elevations on the mews or indeed any attempt to justify the design. DM: 13 March 2017
14 WYNDHAM MEWS
17/01838/FULL/PP-05876150 Erection of ground floor rear extension
Insufficient Information: The proposal involves the raising of a party wall by approximately 900mm directly adjacent to the adjoining owner’s window at lower ground floor level. In the absence of a daylight and sunlight assessment the applicant should provide diagrams/ drawings in support of the argument that the proposed extension does not adversely impact on neighbouring daylight and sunlight amenity. DM: 13 March 2017
FLAT A THE COACH HOUSE 16 NOTTINGHAM PLACE
17/01947/FULL/PP-05883609 Installation of replacement windows within the rear lightwell.
No Objection: DM: 13 March 2017
46 PORTLAND PLACE
17/02026/FULL/PP-05835506 Variation of condition 1 of planning permission dated 29 April 2015 (RN 14/12563/FULL) for the demolition of the rear extension to the building at lower ground, mezzanine, ground and first floor levels and rebuilding to include the creation of a terrace at rear first floor level. Excavation of additional basement levels and installation of plant at main roof and basement level all in association with the use of the property as a single family dwelling (Class C3). NAMELY, to vary the approved drawing numbers to fenestrate the front elevation of the Orangery. Linked with 17/02079/LBC
No Objection: DM: 14 March 2017
17/02025/FULL/PP-05822827 Variation of Condition 1 of planning permission dated 29 April 2016 (RN: 14/12563/FULL) for Demolition of the rear extension to the building at lower ground, mezzanine, ground and first floor levels and rebuilding to include the creation of a terrace at rear first floor level. Excavation of additional basement levels and installation of plant at main roof and basement level all in association with the use of the property as a single family dwelling (Class C3). Namely, to vary the approved drawings to allow alterations on the fourth floor that involves changes to the mansard curved wall to make way for two proposed dormers. (Linked Case: 17/02084/LBC).
16 WHEATLEY STREET
17/02005/FULL/PP-05860504 Installation of replacement of windows and balcony doors at front elevation and replacement windows to rear elevation and dormer windows to the rear roof slope.
Objection: The new roof lights proposed in the rear roof slope, on the left hand side, are misaligned with the fenestration on the elevation below. This objection would be withdrawn in the event that the applicant were to revise the design to align said roof lights with the fenestration below. DM: 14 March 2017
87 HARLEY STREET
17/01757/FULL/PP-05838923 Installation of access ramp at entrance of the building to allow disabled access.
19-35 BAKER STREET
16/11376/FULL/PP-05600748 Demolition of the existing buildings at 19-35 Baker Street, 88-110 George Street, 69-71 Blandford Street and redevelopment to create a mixed use scheme providing offices (Class B1), retail (Class A1 and flexible Class A1/A3 units) and up to 51 residential units (Class C3) within a new ground plus nine storey building (and an enclosed plant area) on Baker Street; a new stepped ground plus four to ground plus six storey building on George Street; refurbishment, extension and the change of use of the first floor from office to residential at 30 Gloucester Place; creation of a single storey basement level linking the Baker Street and George Street buildings to provide car and cycle parking, refuse and servicing; creation of a new central, publically accessible courtyard; removal of 5 trees and replacement trees across the site, a new publically accessible route at ground level connecting Baker Street and Gloucester Place; associated plant, landscaping, replacement pavements in part and other associated works. (Linked application 16/11377/LBC)
No Objection: The Association welcomes the creation of new public space (albeit under private ownership) in the form of a new internal square and pedestrian street creating new links. However, whilst the entrance into the heart of the development from Baker St is announced with large canopies over 3 open façade bays, there is some concern that the route through, with glazed automatic sliding doors and flanked by office receptions on either side, may not always appear open and inviting to all. In this respect, we would welcome some more detail with regards to the proposed automatic door to Building C from Baker St.
Should the local authority be mindful to grant approval for the proposed development, The Association maintains that the potential impact of the scheme on neighbours amenity must be addressed, both during the construction phase and later, in occupation;
•During construction; In order to mitigate, in so far as reasonably practicable, the adverse affects of construction on neighbouring properties, The Association recommends the provision of robust Construction Management and Site Waste Management Plans.
•During occupation; The Association recommends the provision, by the applicant, of a detailed Operational Management Plan, setting out mix of retail uses, hours of operation etc.
With regards to the retail tenants, The Association welcomes the applicant’s stated aim of curating a distinctive tenant roster beyond the usual suspects. In this respect we would seek a commitment and guarantees as to the proposed number/ ratio of independent operators.
With regards to the scheme’s massing, it is felt that Building C is bordering on oversized, both in terms of height and depth. Further, we note that in setting out the new building lines for building C, the applicant has gained up to 1.1m, in some areas, beyond the adopted highway boundary and existing buildings facades. This seems excessive, particularly in light of the applicant’s inability to provide sufficient short term safe cycle parking on site with a shortfall of 66 spaces (only 32 spaces provided due to insufficient space). Perhaps with wider pavements (as existing) and a slightly reduced building depth, the scheme could be made compliant with London Plan guidelines regarding short stay cycle provision.
Finally, we note the provision of less than 20% affordable housing (none of which is Social Rented or Affordable Rented) against Westminster’s requirement of 30%.
NW: 16 March 2017
FLAT 45 2 MANSFIELD STREET
17/01427/LBC/PP-05810107 Internal alterations to provide an additional bedroom.
No Objection: As alterations are internal KG: 21 March 2017
3 MANCHESTER SQUARE
17/01760/FULL/PP-05870430 Relocation and replacement of AC units from roof to rear terrace along with all necessary pipe work, removal of 1no. rooflight to rear terrace to accommodate new condenser. (Linked to 17/01761/LBC)
Objection: The relocation of the AC unit to where shown in the proposals will have a detrimental effect on neighbouring amenity. KG: 21 March 2017
BASEMENT AND GROUND FLOOR 6-7 PORTMAN SQUARE
17/01768/FULL/PP-05853612 Installation of new shopfront
No Objection: KG: 21 March 2017
THISTLE MARBLE ARCH HOTEL BRYANSTON STREET
17/01376/FULL/PP-05824643 Illumination of the buildings architectural elements.
89 GEORGE STREET
17/01446/FULL/PP-05818339 Installation of brickwork screening on roof level to hide existing duct, installation of external lighting on ground floor facades, provision of external seating and installation of 3no. retractable awnings. Linked to 17/01447/LBC
100 MARYLEBONE LANE
17/01868/FULL/PP-05853270 Use of the ground to third floors as a permanent (Class D1) educational use (part of a land use swap with 110 Marylebone High Street).
CUMBERLAND HOTEL GREAT CUMBERLAND PLACE
17/01352/FULL/PP-05780092 Installation of facade lighting to Old Quebec Street elevation.
252-258 OXFORD STREET
17/01784/FULL/PP-05831362 Replacement of shopfronts and signages. Linked to 17/01785/ADV
BASEMENT AND GROUND FLOOR 51-61 WIGMORE STREET
17/01781/FULL/PP- 05865512 Installations of new shopfronts. Linked to 17/01782/ADV|cr|
Objection: The proposed shopfronts are inappropriately modern and plain, do not contribute positively to the character of the building or wider area and do not meet the relevant policies or SPG. In addition, it appears in the proposed drawings that one Victorian shopfront is being removed, to which we would explicitly object. KG: 21 March 2017
35-37 WEYMOUTH STREET
17/00646/FULL/PP-05780875 Alterations including construction of external plant deck above rear second floor roof to accommodate new air handling unit and four air condenser units and installation of associated ductwork to rear elevation, alteration to ground level louvre.
No Objection: Whilst the Association appreciates that the proposal to upgrade plant is linked to medical use, due to the close proximity to residential accommodation we would urge the planning officer to seek assurances from the applicant that the noise assessment has been carried out according to best practice. Further, that the measures proposed, with regards to noise suppression from the plant, are adequate. Any uplift in noise from plant, above the current baseline, would be objected to by the Association. KG: 21 March 2017
23 BARRETT STREET
17/00477/FULL/PP-05768985 Installation of new shopfront with heaters to front elevation. Installation of new windows and removal of a step to side elevation.
No Objection: VS: 23 March 2017
50 MARYLEBONE HIGH STREET
17/00989/FULL/PP-05798694 Variation of Condition 3 of planning permission dated 21 April 2015 (RN 14/11015/FULL) for, 'Part redevelopment with alterations and extensions for restaurant (Class A3) and retail (Class A1) use on basement and ground floors with six flats at first, second and third floors and plant to first floor rear level', in order to alow an extension to the terminal hour of the restaurant over basement and ground floor level on Monday to Saturday nights from 00.00 to 00.30 (Sundays, Bank Holidays and other public holidays would remain unchanged).
FLAT 225-232 BICKENHALL MANSIONS BICKENHALL STREET
17/01002/FULL/PP-05803716 Amalgamation of Flats 225 and 232 Bickenhall Street into single flat (Class C3).
No Objection: VS: 24 March 2017
4 BRYANSTON STREET
17/01233/FULL/PP-05836799 Installation of six antennas and two equipment cabinets with associated equipment at main roof level.
Insufficient Information: The Marylebone Association oppose applications for communications masts, aerials, satellite dishes and the like in locations visible from ground level or from surrounding premises. Applicant to confirm that the equipment proposed meets with these requirements. VS: 27 March 2017
14 WIMPOLE STREET
17/01596/FULL/PP-05739737 Demolition of sections of lower ground and ground floor to the rear of the property and construction of a replacement building of part two-storey / part three storey, including a new four bedroom Mews House. Use of remainder of building as 11 residential apartments. Provision of new plant, building services and associated internal alterations to the layout and installation of secondary glazing. (Land Use Swap with 27 Harley Street). Linked to 101597/LBC
No Objection: VS: 27 March 2017
27 HARLEY STREET
17/01598/FULL/PP-05739801 Use of third and fourth floor for medical purposes (Class D1). (Land Use Swap with 14 Wimpole Street (Ref: 17/01596/FULL)).
16/11905/FULL/PP-05618572 Installation of 2 no. new rooflights. Replacement of existing single glazed timber casement windows with hardwood double glazed sliding sash windows. Installation of a Juliet Balcony and alterations to the front elevation of the property.
Objection: Substantial alterations are proposed to the building’s front elevation so as to significantly alter its character. In place of the existing composition the applicant proposes a bland and generic elevation without any reference to or evidence of comparable elevations on the mews or indeed any attempt to justify the design.
Proposed alterations must not have any detrimental impact to neighbours amenity DM: 27 March 2017
15 BENTINCK MEWS
17/02150/FULL/PP-05608178 Use of the building to Class D1 educational use for a period of 3 years.
No Objection: WH: 28 March 2017
46 HARLEY STREET
17/01970/LBC/PP-05881516 Installation of new cast iron air brick at third floor level within the rear facade in connection with a residential (Class C3) use at third and fourth floors.
2 HARLEY STREET
17/02030/LBC/PP-05890667 Internal alterations to the third floor and change of door colour to the ground floor.
46 PORTLAND PLACE
17/02028/FULL/PP-05887254 Replacement windows on western elevation and enlargement of a lower ground floor window.
15 BRYANSTON SQUARE
17/01978/LBC/PP-05887322 Variation of condition 7 & 8 of listed building consent dated 26 August 2016 (RN 16/06331/LBC) for the variation of condition 1 of listed building consent dated 21 July 2015 (RN: 15/01950/LBC) for alterations including excavation to form a new basement level, demolition and rebuilding of the rear extensions on lower ground and ground floors, installation of six air conditioning units at roof level and internal alterations on all floors. NAMELY, to vary the approved drawing numbers to allow for alterations to fenestration at lower ground and basement level, alterations to ground and lower ground floor internal layout, installation of painted metal planter box balustrade and relocation of approved rooflights (Linked to 16/06176/FULL). NAMELY, to vary approved rear extensions as constructed from stock brickwork to match the existing and new railings are to be metal, in accordance with those shown on drawing nos. 192-051-P3 and 192-056-PP2 hereby approved. Glass balustrades shall not be used.|cr||cr|
59 HARLEY STREET
17/01944/FULL/PP-05613698 Installation of extract duct to rear first floor flat roof level. Linked to 17/01945/LBC
17/02027/FULL/PP-05886965 Variation of Condition 1 of planning permission dated 29 April 2016 (RN: 14/12563/FULL) for Demolition of the rear extension to the building at lower ground, mezzanine, ground and first floor levels and rebuilding to include the creation of a terrace at rear first floor level. Excavation of additional basement levels and installation of plant at main roof and basement level all in association with the use of the property as a single family dwelling (Class C3). Namely, to vary the approved drawings to allow new photovoltaic panels and satellite dish at roof level and the removal of a redundant roof projection.
88-90 GEORGE STREET
17/02100/TCH Use of the public highway for the placing of 4 tables and 16 chairs and 4 parasols in an area measuring 2m x 11.8m in connection with existing public house.
110 MARYLEBONE HIGH STREET
17/01347/FULL/PP-05682782 Alterations to entire building including the erection of a mansard roof extension, new plant areas and extract ducting to the backland building, and erection of a building fronting St. Vincent Street comprising ground to fourth floors. Use of the rear lower ground and part ground for restaurant (Class A3) use (accessed from St. Vincent Street), use of part lower ground and part ground as a shop (Class A1), use of part lower ground, part ground, part 1st, 2nd to 4th floor levels as office (Class B1) floorspace (accessed from St. Vincent Street) and use of part ground and part first floor levels as education use (Class D1) (accessed from Cramer Street). (Part of land use swap with 100 Marylebone Lane).
Objection: St Vincent Street facade too busy and contextual references for some of the devices - deep bevelled 3rd floor reveals and grid planes to lower windows - unclear. Reference should perhaps have been made more to Bourne House than the elevation that turns the corner to Marylebone High Street. WH: 28 March 2017
The Marylebone Association
6 Wimpole Street