Agenda Item: 5.1 Application Ref : PA/19/01301 Site : City Hotel, - - PowerPoint PPT Presentation

Agenda Item: 5.1 Application Ref: PA/19/01301 Site: City Hotel, 12-20 Osborn Street, London, E1 6TE Proposal: Part 4, 5 and 6 storey rear extension plus partial basement and associated internal changes to the existing hotel to create an additional 153 rooms, external alterations to the Osborn Street elevation, cycle parking facilities, disabled car parking, plant, demolition of rear buildings within car park and other associated works.

Site Boundary/Ownership

Aerial Photograph

View 1 – Osborn Street

View 2 – Old Montague Street

View 3 – Old Montague Street

View 4 – Car Park

View 5 – Car Park

View 6 – Rear Façade

View 7 – Rear Façade

Public Consultation

• 220 planning notification letters sent to nearby properties on

04/07/2019.

• Site notice displayed on Osborn Street on 15/07/2019
• Press notice was advertised on 11/07/2019.
• Following revisions to the application re-consultation was

undertaken for a 14 day period from 12/09/2019.

• Representations received:

– 37 Letters of representation – 37 letters of objection – 1 petition (60 signatures) of objection

Objections

The comments raised in objection to the proposal can be summarised as follows:

• Negative impact on daylight and sunlight to neighbouring habitable rooms and amenity spaces.
• The submitted daylight and sunlight assessment is inaccurate
• Corridor lighting will impact residents at night time.
• Overlooking from the proposed development.
• Increased noise arising from additional hotel guests, deliveries and refuse collections.
• Increased noise and air pollution arising from the proposed development
• Impact arising from the proposed development on the health of neighbouring residents.
• Negative impacts from construction including pollution from noise and dust. .
• The loss of the existing car park will place stress on the highway/ There will be an increase in the

number of vehicles on the highway arising from guests staying at the hotel.

• The proposed hotel will compromise the supply of new homes
• Excessive density of the proposed development
• Bulk and mass of the development including proposed rear wall having an overbearing presence

and creating an unacceptable sense of enclosure

• Concerns that the proposed development will cause the spread of fire to adjacent buildings and

block fire escape routes of adjacent buildings.

• The proposal will degrade local biodiversity.

Existing Building

Land Use

The site is located within the Central Activities Zone (CAZ), City Fringe Activity Area and Brick Lane District Centre in which hotels are required to be concentrated.

Proposed Building – Osborn Street

Proposed Building – Osborn Street

Proposed Building – Old Montague Street

Proposed Building – Old Montague Street

Proposed Building – Old Montague Street

Proposed Building – Aerial Overview

6 storeys 5 storeys 4 storeys

Impact on Amenity – Surrounding Residential Properties

Daylight

Daylight tests:

• Vertical Sky Component (VSC) – assesses daylight at

the centre of the window.

• No Sky Line (NSL) – also known as daylight distribution;
• assesses daylight at desk height within the room.
• Average Daylight Factor (ADF) – tests daylight to

proposed rooms.

Sunlight

Sunlight tests:

• Annual Probable Sunlight Hours (APSH) – measures

amount of sunlight received annually at centre point of window.

• Overshadowing (Two hour sun contour) – measures

amount of sunlight an amenity area will receive on the 21st March (Spring Equinox).

Daylight

Impacts on Daylight and Sunlight

Impacts on Daylight and Sunlight

Impacts on Daylight and Sunlight

Impacts on Daylight and Sunlight

Impacts on Daylight and Sunlight

Overshadowing – Green Dragon Yard Courtyards

Overshadowing – Green Dragon Yard Private Amenity Spaces (Existing)

Overshadowing – Green Dragon Yard Private Amenity Spaces (Proposed)

Impact on Outlook, Privacy and Sense of Enclosure – Green Dragon Yard

EXISTING EXISTING PROPOSED PROPOSED

Impact on Outlook, Privacy and Sense of Enclosure – 22-30 Osborn Street

Impact on Outlook, Privacy and Sense of Enclosure – 32-38 Osborn Street

Transport and Servicing

Planning Obligations

Financial Obligations:

• £24,800.00 towards construction phase employment skills training
• £55,284.00 towards end-user phase employment skills training
• Mayoral CIL – approximately £802,480.00
• LBTH CIL – approximately £1,338,499.46

Non-financial obligations include:

• 20% local procurement
• 20% local labour in construction
• 6 construction phase apprenticeships
• 1 end-user phase apprenticeship
• Car free development (commercial)
• Approval and implementation of Travel Plan
• No coach bookings
• Carbon Offset obligation in the event the scheme cannot deliver a 45% reduction
• Compliance with Considerate Constructors Scheme
• 90 Day Lets

Officer’s Recommendation

• Officer’s recommendation is to GRANT planning

permission subject to the prior completion of conditions.