Hotel and coffee shop at Hotel Unique, London NW11

What was proposed

The application proposed a new hotel, refurbished hotel rooms and coffee shop, a glazed link, plant building, seating, parking, cycle spaces and landscaping.

“Proposal: Demolition of 4 Golders Green Crescent and ancillary outbuildings, retention of Refectory pub and Valve house, and construction of new four storey hotel plus lower ground floor and basement levels to provide 114 rooms. Refurbishment of existing 3-storey building fronting Finchley Road to provide a coffee shop and 16 hotel rooms. Construction of a 2-storey glazed link building and a single storey plant building.”

Officer report

The site and surroundings

The site lies between Finchley Road and Golders Green Crescent, with a pub, Valve House, car wash, valeting centre and informal parking.

“Site Description The site is located between Finchley Road and Golders Green Crescent. It is currently largely open with the exception of the Valve House and single storey structures partly in use as a car wash and valeting centre. There is also informal car parking over part of the site.”

“The site occupies a highly sustainable location within Golders Green Town Centre and benefits from excellent accessibility to public transport, with a Public Transport Accessibility Level (PTAL) of 6a. Golders Green Underground Station together with numerous bus routes are located within easy walking distance, making the site particularly suitable for higher density residential development.”

Officer report

Earlier planning history

An appeal allowed redevelopment for 17 flats and a retail unit in 2002, but that scheme was not built.

“Relevant Planning History It is noted that there is a historic planning consent (C03767W/02) gained through appeal dating back to 2002 at 907 Finchley Road for "Redevelopment comprising 17 flats in a four-storey building with a retail unit at ground floor level following demolition of existing valve house." This scheme has not been implemented but has set the principle for the redevelopment of the site.”

“Reference: C03767W/02 Address: The Valve House 905-907 Finchley Road London NW117PE Decision: Deemed Refusal (Appeal) Decision Date: 24.06.2002 Appeal Determined Date: 06.12.2002 - Appeal allowed. Description: Redevelopment comprising 17 flats in a four storey building with a retail unit at ground floor level following demolition of existing valve house.”

Officer report

Main effects considered

The assessment considered the hotel principle, conservation area, heritage, neighbouring amenity, trees, ecology, highways and sustainability.

“Main issues for consideration The main issues for consideration in this case are:”

“- The impact on the appearance and character of the Golders Green Conservation Area and listed buildings - The impact on the amenities of neighbouring occupiers - Trees and Ecology - Highways - Sustainability…”

Officer report

What consultees and residents said

Most consultees raised no objection subject to conditions, while residents objected to daylight, views, noise, parking pressure and construction disruption.

“Two on-line letters of objection have been received. o Loss of daylight o Loss of views o Noise and activity increase o Future parking pressures o Noise from construction…”

“Consultees: Highways Officer: Conditions required. Conservation Officer: No objection subject to conditions. Arboricultural Officer: No objection subject to conditions. Ecology Officer: BNG acceptable. Scientific Officers: No objection subject to conditions.”

Officer report

Who spoke

A councillor spoke against the application and the agent spoke in support.

Questions before the vote

Committee members questioned the speakers and officers before voting on the recommendation.

“The Committee then had the opportunity to ask questions of the speakers and officers.”

“3 The Chair moved to vote on the Officer’s recommendation to approve the application.”

Minutes

The decision

The application was approved subject to conditions, with authority delegated for minor changes to the conditions after consultation with the chair or vice-chair.

“RESOLVED the application be APPROVED subject to conditions AND the Committee grants delegated authority to the Service Director – Planning and Building Control to make any minor alterations, additions or deletions to the recommended conditions/obligations or reasons for refusal as set out in this report and addendum provided this authority shall be exercised after consultation with the Chair (or in their absence the Vice-Chair) of the Committee (who may request that such…”

Minutes