Idea Transcript
February 2014
Planning Statement Blakes Hotel, 33-39 Roland Gardens and Blakes Hotel mews house, 39 Roland Way, London SW7 Prepared by Savills Savills (UK) Ltd 33 Margaret Street London W1G 0JD
Contents 1.
Introduction ............................................................................................................................... 2
2.
Site and Surroundings ............................................................................................................. 4
3.
Planning History & Pre-Application Advice ........................................................................... 7
4
Proposed Development............................................................................................................ 9
3
Planning Considerations ....................................................................................................... 11
4
Conclusions ............................................................................................................................ 25
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1. Introduction 1.1
This Planning Statement has been prepared in support of a planning application at Blakes Hotel, 33-39 Roland Gardens and Blakes Hotel mews house, 39 Roland Way, London, SW7.
1.2
This application seeks permission for the following development: Proposed development within the main Blakes Hotel building, 33-39 Roland Gardens: Construction of a mansard roof extension associated removal of the existing plant room and equipment at roof level reconfiguration of the existing fourth floor of the building involving the removal (and re-provision elsewhere within the hotel and mews house) of 7 hotel bedrooms and the construction of a 1 x 4 bedroom self-contained flat; internal alterations to the hotel; removal of two existing windows on the rear elevation at fourth floor level and the insertion of new glass doors; construction of a small, additional terrace at fourth floor level; construction of metal balustrading around the terrace; construction of a glazed stairwell enclosure at roof level. Proposed development within the Blakes Hotel mews house at 39 Roland Way: Construction of a basement extension under the existing footprint of the mews house to create two new hotel bedrooms; construction of an internal lightwell and a rooflight; insertion of rooflights in the main roof in connection with converting the second floor of the mews into a hotel bedroom.
1.3
This report has been prepared following an examination of the site and its surroundings, research into the planning history of the property and an examination of relevant policy documents.
1.4
This planning application is submitted following the submission of two pre-application advice requests to the Council (a Level 3 pre-application request and a Level 3 follow up preapplication advice request), as explained in subsequent sections of this report. The application proposals have positively responded to all advice received.
1.5
This statement provides the background information on the site and an assessment of the proposals in relation to planning policy and other material considerations, and is set out under the following sections: ·
Section 2 outlines the site and its context within the surrounding area
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1.6
·
Section 3 provides an overview of the planning history
·
Section 4 provides an outline of the proposals
·
Section 5 examines the main planning considerations
·
Section 6 draws our conclusions in respect of the proposals This Planning Statement should be read in conjunction with the application drawings and the following supporting material: ·
Construction Method Statement and Structural Engineering Report by Sinclair Johnson
·
Construction Traffic Management Plan by Malcolm Furness
·
Design and Access Statement by Kyson Architects
·
Community Infrastructure Levy (CIL) form by Savills
·
Sustainable Urban Drainage (SUDS) report by Hodgkinsons
·
Sunlight and Daylight Report by Gordon Ingram Associates
·
S106 calculator by Savills
·
Acoustic report by Hann Tucker
·
Sustainability measures covering letter by Mecserve
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2. Site and Surroundings 2.1
The application site comprises: ·
Blakes Hotel at 33-39 Roland Gardens - an unlisted, five storey end of terrace building on the west side of Roland Gardens. The hotel occupies a street corner location and is not listed.
·
Blakes Hotel mews house at 39 Roland Way - an unlisted, two storey mews house which forms part of the main Blakes Hotel complex and is in hotel use (it currently contains 4 hotel bedrooms) and is not listed. Blakes Hotel building at 33-39 Roland Gardens
Blakes Hotel Mews house at 39 Roland Way The surrounding area 2.2
The site is in a predominantly residential area. It is situated adjacent to residential properties on all sides. Roland Way is a quiet, back street location and the mews properties on Roland Way are visible from mostly private (rather than public) views.
2.3
The site lies adjacent to the following properties:
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·
To the north, the Blakes Hotel building adjoins terraced mews property 31 Roland Gardens. The Blakes hotel mews house lies adjacent to an adjoining terraced mews house property known as 37 Roland Way
·
To the south, the Blakes Hotel building lies adjacent to a road (Roland Gardens), and beyond this, 41 Roland Gardens, a corner property.
·
To the east, the Blakes hotel building lies adjacent to a road (Roland Gardens), and beyond this, 40-46 Roland Gardens (St. Theresa’s Convent) and 38 Roland Way on the opposite site of the street to the application site.
·
To the west, the application site is opposite 46 Roland Way, a mews property. 37 Roland Way
46 Roland Way
31 Roland Gardens
Blakes Hotel building (with Blakes Hotel mews house to rear ) 41 Roland Gardens
40-46 Roland Gardens (St. Theresa’s Convent)
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Blakes hotel and Blakes hotel mews house
An extract from the Core Strategy Proposals Map 2.4
The above extract from the Core Strategy Proposals Map indicates that the site is in a Conservation Area (Thurloe/Smith's Charity).
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3. Planning History & Pre-Application Advice 3.1
The following planning applications within the site’s planning history are considered to be of most relevance to the proposals: ·
PP/11/04169 - Construction of a metal framed Victorian style free-standing glass structure in the rear courtyard and the re-orientation of an existing brick staircase at rear ground floor courtyard level. Granted 22 Feb 2012
·
PP/11/00895 – Erection of three metal framed Victorian style free-standing glass structures in rear courtyard. Withdrawn 9 June 2011.
·
PP/08/00334 - Installation of 4 no. chiller units with associated duct work and equipment and provision of false mansard at main roof level. Granted 10 July 2008
·
PP/02/01216 - Erection of a four storey side extension over existing single storey to provide 4 extra bedrooms. Withdrawn 5/7/02
Pre-application advice 3.2
The applicant submitted two pre-application advice requests to the Council. In response to the Council’s advice received, the applicant has made a number of changes to the proposals as explained below: §
The design of the proposed mansard roof extension has been significantly reduced in size and is now more shallow and its height has been reduced to match the neighbouring dormer at 31 Roland Gardens in response to the feedback received. This has the effect of reducing the visibility and prominence of the dormer within the streetscene and brings it more in line with neighbouring roof extensions. The proposed lift overrun to the rear has been reduced in size. 3D models and CGIs have been included in the application submission to demonstrate that the proposed plant area on the south elevation of the roof will not be visible when viewed from the streetscene or from upper level windows of neighbouring property 41 Roland Gardens.
§
The proposed rear dormer windows have been removed from the Blakes Hotel mews building and have been replaced with conservation style rooflights on the front roof slope and the reopening of the existing rooflights on the rear roof slope on the mews building.
§
The proposed glazed balustrade to the rear has been removed and replaced with a painted metal balustrade.
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§
Details of how the proposed new flat will co-exist with the hotel as a separate use class C3 residential unit, together with details of its refuse storage, cycle storage and access arrangements.
§
Details of how the proposed flat responds to Lifetime homes standards has been included in this application submission.
§
A Sunlight and Daylight Assessment is submitted in support of this planning application demonstrating that the proposed roof extension has an acceptable impact in this regard.
§
An Acoustic Report is submitted demonstrating that the proposal would not exceed the Council’s noise and vibration standards.
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4. 4.1
Proposed Development
The proposal seeks full planning permission for: Proposed development within the Blakes hotel, 33-39 Roland Gardens: Construction of a mansard roof extension associated removal of the existing plant room and equipment at roof level reconfiguration of the existing fourth floor of the building involving the removal (and re-provision elsewhere within the hotel and mews house) of 7 hotel bedrooms and the construction of a 1 x 4 bedroom self-contained flat; internal alterations to the hotel; removal of two existing windows on the rear elevation at fourth floor level and the insertion of new glass doors; construction of a small, additional terrace at fourth floor level; construction of metal balustrading around the terrace; construction of a glazed stairwell enclosure at roof level.
Proposed development within the Blakes hotel mews house at 39 Roland Way:
Construction of a basement extension under the existing footprint of the mews house to create two new hotel bedrooms; construction of an internal lightwell and a rooflight; insertion of rooflights in the main roof in connection with converting the second floor of the mews into a hotel bedroom. 4.2
In connection with the above, the proposal involves: §
Lower ground floor: re-configuration of part of existing layout of the Blakes Hotel building involving the conversion of ancillary office space to the hotel. Construction of a single storey subterranean extension containing two hotel rooms under the Blakes Hotel mews house.
§
Ground floor: re-configuration of part of the existing layout in the main Blakes Hotel building involving the loss of an office and the insertion of a new bedroom.
§
First floor: internal changes to an existing bedroom in the Blakes Hotel mews house involving insertion of stairs, a cupboard and an ensuite bathroom.
§
Second floor: conversion of the existing roof of the Blakes Hotel mews house into a hotel bedroom and ensuite, and the insertion of conservation style roof lights in the roof slope.
§
Third floor: no changes proposed.
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§
Fourth floor: re-configuration of the existing floor area involving the construction of a selfcontained use class C3 residential flat (4 bedrooms) and the associated loss of 7 hotel bedrooms on this floor (which will be re-provided elsewhere across the hotel and hotel mews house). Construction of a small, additional roof terrace and the insertion of metal railings around the existing larger roof terrace.
·
Fifth floor: Construction of a mansard roof extension and four dormer windows containing a mezzanine library and plant room and associated removal of existing plant equipment at roof level. Insertion of three skylights and ventilation voids. Insertion of a lift overrun to the rear. Insertion of a new glass enclosure for stairwell and new glass doors to terrace on the rear elevation. Insertion of new chimney and lift overrun.
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5. 5.1
Planning Considerations
The Development Plan comprises the London Plan (2011), the Core Strategy 2010 and ‘saved’ policies in the adopted Unitary Development Plan (UDP) 2004.
5.2
The following Supplementary Planning Documents (SPD) and guidance are considered to be a material consideration to the proposals: ·
Subterranean Development SPD
·
Thurloe Square / Smith’s Charity Conservation Area Conservation Area Proposal Statement (CAPS)
5.3
The principal planning considerations are considered to be: 1. Land use 2. Principle of the proposed roof alterations and impact on the Conservation Area 3. Principle of the proposed subterranean extension and impact on the Conservation Area 4.
Impact on residential amenity
5.
Sustainable Urban Drainage Systems (SUDS)
1. Land use 5.4
The proposal seeks to construct a 1 x 4 bedroom flat (use class C3) on the fourth floor of the hotel building. This involves the loss of 7 hotel bedrooms on this floor level. Policy CF 8 is relevant as it states that the Council will ensure that the visitor economy is supported through appropriate hotel provision. To deliver this the Council will: a. protect hotels across the Borough except in Earl’s Court ward; b. require new hotels to be located within, or immediately adjoining, the Borough’s higher order town centres, and in particular Knightsbridge, South Kensington, Kensington High Street, King’s Road (East), Brompton Cross and Notting Hill Gate and within the Earl’s Court Exhibition Centre Strategic Site; c. encourage the upgrading of existing hotels where: i. this will assist in maintaining the vitality of the centre; ii. this will not result in the loss of any residential accommodation;
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iii. there will be no material harm to amenity. 5.5
As the Blakes Hotel is outside of Earl’s Court ward, its hotel floorspace is protected by policy CF8 and as such, the loss of 7 bedrooms in connection with the construction of the flat would be contrary to policy.
5.6
The proposals, however, seek to address this policy conflict by constructing replacement hotel rooms in the proposed roof extension and at lower ground floor level of the main hotel, and also within a proposed loft conversion and lower ground floor extension at the Blakes Hotel mews house at 39 Roland Way. A total of 7 new hotel rooms will be created (3 within the Mews building and 4 within the main Blakes Hotel building). By re-providing 7 hotel rooms, the proposal will therefore not result in the net loss of any hotel bedrooms across the site and as such, the proposal does not conflict with policy CF8.
5.7
In terms of floorspace, the proposals involve a reduction in hotel floorspace (59 sqm). Whilst the proposals will result in a reduction in hotel floorspace, this is a relatively small amount and as 7 new hotel rooms will be provided within the proposals, there will no net loss of hotel bedrooms within the building. The Council’s pre-application advice response confirms that this approach is acceptable in stating: “The proposals would therefore protect hotel bedroom provision, both in terms of quality and quantity, and would comply with policy CF8(a) of the Core Strategy”
5.8
There are no planning standards setting out the minimum area required for hotel rooms; however, the proposals are considered to deliver generously sized bedrooms that our client is confident will meet market demand.
5.9
The principle of introducing a proposed self-contained dwelling at fourth floor level is considered acceptable and to accord with the requirements of policy CH1 as it will assist the Council in meeting its minimum annual housing delivery target (a requirement of the London Plan). The proposed unit will co-exist alongside the hotel as a standalone C3 unit. Key characteristics of the unit is as follows: §
Access - The proposed flat will be accessible on foot through the main entrance to the hotel. Lift access to the fourth floor unit will be provided from the hotel lobby. Access will be secure through for example, a key fob/identification mechanism. Staircase access to the flat will also be provided.
§
Cycle parking – secure cycle storage for the proposed flat is provided at lower ground floor level within an existing lightwell.
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§
Car parking – the proposed flat will be car free and the applicant is willing to commit to this via a Unilateral Undertaking in accordance with the Council’s pre-application advice. The applicant’s solicitor will liaise with the Council’s solicitor during the course of the application to ensure that the Council is satisfied with the unilateral before it is signed.
§
Refuse storage – the proposed refuse storage for the flat will be shared with the hotel and will be provided at lower ground floor level. It will be accessible by a lift and stairs.
2. Principle of the proposed roof alterations and impact on the Conservation Area 5.10
Policy CL1 requires all development to respect the existing context, character, and appearance, taking opportunities available to improve the quality and character of buildings and the area and the way it functions, including being inclusive for all.
5.11
Core Strategy Policy CL2 states that the Council will require new buildings, extensions and modifications to existing buildings to be of the highest architectural and urban design quality, taking opportunities to improve the quality and character of buildings and the area and the way it functions. To deliver this the Council will, in relation to: Architectural Design a. require development to be: i. Functional - fit for purpose and legible; ii. Robust - well built, remain in good condition and adaptable to changes of use, lifestyle, demography and climate; iii. Attractive - pleasing in its composition, materials and craftsmanship; iv. Locally distinctive - responding well to its context; v. Sustainable - in the use of resources, construction and operation; vi. Inclusive - accessible to all; vii. Secure - designs out crime. b) require an appropriate architectural style on a site by-site basis, in response to: i. the context of the site;
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ii. the building is proposed design, form and use; iii. whether the townscape is of uniform or varied character. c. facilitate the redevelopment of ‘eyesores’ by offering flexibility in relation to policies which make redevelopment with buildings more suited to their context demonstrably unviable 5.12
With the site being situated in the Thurloe Square/Smith’s Charity Conservation Area, Policy CL3 is also relevant and requires new development to preserve and to take opportunities to enhance the character or appearance of the Conservation Area and its setting.
5.13 The proposed roof extension to the Blakes Hotel building has undergone significant change and a reduction in size since the applicant’s receipt of the Council’s pre-application advice response as indicated in the plan extracts below.
Original pre-application submission – proposed front elevation
Planning application submission – proposed front elevation (showing roof hipped and reduced in height)
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Original pre-application submission – proposed side elevation
Planning application submission – proposed side elevation (showing roof hipped and reduced in height)
5.14
With regard to the proposed south (side) elevation of the roof extension, the Council’s preapplication advice response states: “The south elevation is particularly important, as it currently provides a strong and attractively detailed parapet line. The proposals would slope away from this elevation, minimising their visual impact on this element, which is supported. However, a significant area of plant is proposed in this area. Although it is set back from the parapet edge, its bulk would suggest that it could be prominent in this location and create an awkward relationship to this parapet line. This element should therefore either be removed (perhaps with the plant moved to the mezzanine library element of the proposed flat, which is not required in order to make the flat policy compliant), or further information submitted with any future application (for example, 3D
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perspective drawings) to demonstrate that this would not be a visually dominant feature in this location.” 5.15
In response to the above pre-application advice from the Council, particular attention has been given to assessing the visual impact of the proposed south elevation of the roof extension to ensure that it is not a visually dominant addition and does not have an awkward relationship with the parapet line. 3D visuals and models of the proposed roof extension have been prepared and included in the Design and Access Statement and below. The visuals demonstrate that the proposed roof extension would not be visible from the neighbouring upper floor or from street level and would therefore not be a visually dominant feature.
View from neighbouring property’s (41 Roland Gardens) upper floor window indicating that the proposed roof extension will not be visible
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View from street level indicating that the proposed roof extension roof pitch and ridge line will not be visible
View from street level indicating that the proposed roof extension roof pitch and ridge line will not be visible and only the proposed front dormers of the roof extension will be visible
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5.16
As demonstrated in the visuals above, the proposed roof extension is not visible from street level or the neighbouring property’s upper floor windows. It is therefore a subservient and modest addition to the roofslope.
5.17
It will be no higher than the neighbouring roof extension at 31 Roland Gardens and its slope is now more shallow and in keeping with the profile of the neighbouring extension. The external materials of the proposed roof extension will match existing to ensure that the extension respects its surroundings and is not visually inconsistent with established built form.
5.18
The proposed mansard roof extension also provides an opportunity to infill a ‘tooth gap’ at roof level and to provide uniformity at roof level within the wider terrace. The proposal will also remove the plant equipment at roof level which visually clutters the roofscape. By infilling the tooth gap and removing the roof level plant, the proposal is thus considered to introduce significant visual enhancements to the conservation area, in accordance with Policy CL2.
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Existing tooth gap at roof level
5.19
The proposed roof extension to the Blakes Hotel also involves significantly de-cluttering the rear of the roof as indicated in the extracts below. The proposal will introduce a lightweight glazed stairwell enclosure, insertion of a chimney, new glazed doors to the roof terrace and the insertion of a lift overrun (reduced in size since the original pre-application request).
5.20
As demonstrated in the plan extracts below, the proposed rear elevation alterations at fifth floor level result in significant de-cluttering, more uniformity and an improved visual finish at roof level. The ridgeline will match that of the neighbouring roof extension at 31 Roland Gardens and the proposed glazed stairwell enclosure and new glazed doors to the terrace are considered to represent lightweight design features. The proposed railings around the terrace will be painted black metal in accordance with pre-application advice comments. The
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proposed lift overrun has been reduced in height since the pre-application advice submission and is lower than the exiting staircase enclosure at roof level.
Existing rear elevation
Proposed rear elevation 5.22
The proposed rooflights on the Blakes Hotel mews property consist of conservation style roof lights. As the rooflights will be flush with the roofslope, they will not result in any increase to the bullk or massing of the existing roof of the mews property. The previously proposed dormer roof windows on the mews house has been removed in response to the Council’s preapplication advice comments. The Council raised no objection to the proposed rooflights in its pre-application advice response and notes that the proposed rooflights would partially replace existing rooflights and there are several examples of rooflights along the mews.
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3. Principle of the proposed subterranean development extension and impact on the Conservation Area 5.23
The proposed basement extension seeks to add additional living accommodation to the proposed dwelling. Policy CL2 (g) requires that proposed subterranean development meets the following criteria:
5.24
i.
The proposal does not involve excavation underneath a listed building
ii.
The stability of the existing or neighbouring buildings is safeguarded
iii.
There is no loss of trees of townscape or amenity value
iv.
Adequate soil depth and material is provided to ensure sustainable growth
The Council’s Subterranean Development SPD also requires a number of criteria to be met, including the proposed basement to not excavate more than 85% of the rear garden, the need for 1 metre of top soil above the basement and the need for basement applications to be accompanied by a Construction Method Statement.
5.25
The proposed subterranean extension is considered to meet the requirements of CL2(g) and the Subterranean Development SPD for the following reasons: i. The proposal does not involve excavation underneath a listed building – the proposed basement does not involve any excavation under a listed building as the building the Blakes Hotel and mews house are not listed. ii. The stability of the existing or neighbouring buildings is safeguarded – a Construction Method Statement prepared by Sinclair Johnson is included with the application explaining how the proposal will safeguard the stability of the existing properties and neighbouring buildings. Site specific bore hole testing has been carried out in support of the proposal. iii. There is no loss of trees of townscape or amenity value – the proposal does not involve the loss of any existing trees in connection with the basement proposal. iv. Adequate soil depth and material is provided to ensure sustainable growth – the 1 metre soil depth above the proposed basement as required by the Subterranean Development SPD has not been achieved because the proposed basement does not extend under a garden area and is restricted to a basement excavation under the footprint of the mews house.
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5.26
In addition to compliance with the above, the following should be noted with regards to how the proposed basement complies with the requirements of the Council’s Subterranean Development SPD: §
The property is not located in an area of archaeological priority and therefore no loss of archaeological material would occur as a result of the excavation.
§
The proposed front lightwell is internal and covered by a skylight. It will therefore not overly manifest itself externally through above ground railings for example. The proposed skylight will be flush with the ground.
§
The site is not situated within an area at risk from flooding and as such, a Flood Risk Assessment is not required in this instance.
§
The proposed basement does not involve excavation under any garden area as it is restricted to excavation under the footprint of the mews house. The SPD’s requirement to not excavate more than 85% of the rear garden of properties is therefore not relevant in this instance.
§
The proposal is accompanied by a Construction Traffic Management Plan by Malcolm Furness explaining how traffic associated with the proposed construction phase of the development will be managed and be designed to minimise disruption to local residents.
§
The proposal is not accompanied by an Ecohomes or a BREEAM Assessment demonstrating as the total floorspace affected by the proposals is less than 1000 sqm and policy CE1 only requires BREEAM Assessments for new buildings and extensions of 800sq.m or more residential development or 1,000sq.m or more non-residential. The Council has confirmed that the proposals do not require any form of sustainability or BREEAM assessment in an email dated 26 February 2014. The applicant has however included details of the sustainability measures of the proposal (not forming a BREEAM Assessment) as the Council have confirmed that this is still required. This has been prepared by Mecserve Sustainability consultants.
5.27
With regard to impact on the Conservation Area, the above ground manifestations of the basement extension are discrete and limited to a discrete skylight to the front of the mews house (which is above an internal lightwell).
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4. Impact on Residential Amenity 5.28
Policy CL5 requires the development proposal to achieve high standards of residential amenity with regard to daylight and sunlight, privacy, sense of enclosure, traffic, parking, noise, odours and vibration.
5.29
With regards to overlooking, the proposals are not considered to raise any concerns in this regard. The proposed small, additional terrace at fourth floor level is acceptable as it is small extension to an existing larger roof terrace at this level. Its modest size is not considered to result in a significant increase in noise, disturbance and overlooking. The pre-application advice response states that the terrace “would likely lead to a marginal intensification of use and increase in overlooking, but there would be no material increase in overlooking or noise disturbance to neighbours. any case, the terraces are at an elevated level and would not afford direct overlooking to neighbouring windows except at a suitable distance to mitigate any loss of privacy.”
5.30
A Construction Traffic Management Plan is submitted in support of the proposal explaining how construction traffic will be effectively managed to ensure that impact on neighbouring amenity during the construction phase of the basement is kept to a minimum. The proposal is also accompanied by an Acoustic Report demonstrating that the proposed plant equipment will not harm amenity with regards to noise.
5.31
Although part of the proposed 4 bedroom flat would have a floor to ceiling height of less than the Mayor’s required 2.5 metres, 190 sqm out of the total 275 sqm area of the proposed flat has a floor to ceiling height of 2.5m or above (69% of total floor area). This is well in excess of the London Plan’s minimum residential space standard of 113 sq m for a 4 bed 6 person unit. The proposed flat is thus considered to be acceptable in this regard and to deliver an acceptable standard of accommodation and to accord with the Council’s follow-up preapplication advice response which states “The floor-to-ceiling height would be 2.7m for the majority of the floorspace. It is noted that the nearest 1.5m of footprint to the northern elevation would have reduced head height due to the roof slope, but this would only be a small part of the overall floor area. The proposals would therefore, on balance, comply with policy CH2(b)(ii).”
5.32
Details of how the proposed flat responds to Lifetime homes standards has been included in this application submission. Please see Design and Access Statement.
5.33
The accompanying Sunlight and Daylight report by GIA confirms that the proposed mansard roof extension would not harm the existing sunlight and daylight levels experienced by adjacent properties.
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5.34
The proposed basement will provide a floor to ceiling height of at least 2.4 metres in accordance with the SPD’s requirements as demonstrated on the proposed section drawing. 5. Sustainable Urban Drainage Systems (SUDS)
5.35
Policy CE2 (e) requires sustainable urban drainage (SUDs), or other measures, to reduce both the volume and the speed of water run-off to the drainage system ensuring that surface water run-off is managed as close to its source as possible in line with the hierarchy in the London Plan. In particular, major development must make a significant reduction in the current volume and speed of water run-off to the drainage system. The proposals are accompanied by a SUDS report prepare by Hodgkinsons demonstrating that in this instance, no SUDS are required.
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6.Conclusions 6.1
The proposals are submitted to the Council following the receipt of pre-application advice from the Council and have been amended with regard to that advice and to accord with the advice in the NPPF, and the policies and standards in the UDP, Core Strategy and Subterranean Development SPD.
6.2
The proposed roof extension has been sensitively designed to ensure that its height, set back and appearance is respectful to existing roof extensions at adjacent properties. 3D visuals and CGIs have been submitted showing that the south elevation of the roof extension will not be visible from street level or the neighbouring property.
6.3
The proposed subterranean extension will have a limited visual impact and will be single storey. It is supported by a Construction Method Statement and Construction Traffic Management Plan demonstrating that it is structurally sound and that construction traffic will be well managed and cause as little disturbance as possible to neighbouring residents.
6.4
The proposed roof extension is accompanied by a sunlight and daylight report demonstrating no undue harm to neighbouring residential properties in this regard.
6.5
The proposed small, additional terrace to the rear will not result in a significant increase in overlooking or noise and disturbance because it involves a small increase in the size of an existing terrace.
6.6
The proposal also provides a number of planning and conservation area benefits such as: ·
Removing the existing clutter at roof level and infilling a ‘tooth gap’ at roof level to provide more uniformity and a higher quality finish at roof level.
·
Creating a family sized C3 unit (4 bedrooms) through internal changes at fourth floor level whilst ensuring that there is no net loss of hotel bedrooms by re-providing the hotel bedrooms elsewhere within the hotel (through loss of ancillary office space) and within the proposed roof alterations and basement extension under the mews.
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