Hotel, nursery and offices at 1 - 4 Shakespeare Road, Finchley, London N3

What was proposed

The application proposed demolishing existing buildings and constructing a 12-storey hotel-led mixed-use building with a nursery, offices and public realm improvements.

“The proposed development submitted by One Shakespeare Ltd, comprises of demolition of existing buildings and construction of a new 12-storey building plus basement level comprising a hotel and ancillary facilities, nursery and office uses; new and improved public realm; cycle parking, servicing and plant; and other associated works and highway improvements (Amended Plans).”

“Based on the evaluation through the relevant tall building assessment criteria (London plan policy D9 and local plan policy CDH04), and following detailed discussions with the GLA and key consultees the proposed development as amended is considered to meet the policy criteria of architectural excellence for tall buildings, that will enhance the townscape context and cause no significant townscape harm to elements of acknowledged importance in its surroundings as well as…”

Officer report

The site and surroundings

The site contained a house, offices and a nursery in a district town centre with very good public transport access.

“The application site with a coverage area of 1170sqm is located within the Finchley Church End Town Centre (also known as the Finchley Central Town Centre). The centre is classified as a District Town Centre, which has been prioritised in Barnet’s Growth Strategy for ‘improving the town centre offer’. The strategy prioritises investment and revitalisation, supporting local businesses and delivering mixed use.”

“Within the 2010 Characterisation Study for Finchley Church End Town Centre the application site falls within Townscape Character Area 1a: Finchley Church End Town End Sub Area. The character area is located to the north side of Ballads Lane, behind the principal development fronting onto the road. The Site is located along the eastern edge of the sub area and is situated along Shakespeare Road and Popes Drive.”

Officer report

Planning history

The site had no relevant planning history, and Alexander House was not added to the national list of buildings of special architectural or historic interest.

“There is no relevant planning history associated with this site.”

Officer report

What officers recommended

Officers recommended approval subject to a legal agreement and conditions, considering the scheme sustainable and beneficial to town-centre vitality, employment and nursery needs.

“Officers consider that this proposal represents a well-considered and sustainable form of development, which will contribute positively to the vitality and viability of the town centre, while supporting local employment opportunities and nursery needs. The development is therefore recommended for approval subject to the recommendation contained within Section 2 of this report.”

“That, following completion of the section 106 legal agreement referred to in resolution 2.1 above and subject to resolution 2.4 above, planning permission be granted in accordance with the Planning Application subject to the attachment of conditions listed in Appendix 1 of this report.”

Officer report

What consultees said

Key consultees supported the proposal or raised no objection subject to measures covering transport, design, security, drainage, ecology, environment and planning obligations.

“GLA The proposal is supported in principle, subject to compliance with London Plan policy objectives for affordable workspace (s106), Travel plans, sustainable development (energy, whole life carbon, Circular economy) and the environment (air quality, flood risk, drainage and biodiversity).”

“Transport for London (TfL) This car free proposal is supported in principle, subject to the following matters being resolved in line with the transport policies in the London Plan. Mode share forecast for public transport, delivery of appropriate highway improvements/ contribution (S106), provision of crossing facility on Popes Drive outside the site’s frontage (S106), details of cycle and car parking provision (by condition), Car Parking Design Management Plan (by…”

Officer report

Who spoke

A ward councillor and two objectors addressed the Committee, followed by the applicant speaking in support.

Changes agreed

Members agreed added measures covering wider public realm improvements, lower-floor fenestration and vehicle servicing, including taxis and deliveries.

“Councillor Young proposed the following: - An amendment to the s106 agreement to deal with improvements to the public realm and the provision of a public realm plan for the for the wider area - A condition on fenestration on the lower floors to protect neighbouring properties from any overlooking - A condition on vehicle servicing to avoid congestion on Shakespeare Road and make provision for taxis and deliveries…”

“The Committee unanimously agreed the inclusion of the conditions.”

Minutes

The vote

The Committee voted six to three to approve the officer recommendation with the added measures, with no abstentions.

“The Committee moved to a vote on Officer’s recommendations plus the added conditions and amendment to the s106 agreement. The vote was as follows:”

“For – 6 (approval) Against – 3 (approval) Abstention – 0 (approval)”

Minutes

The decision

Planning permission was granted subject to the legal agreement and added conditions, with referral to the Mayor of London.

“That planning permission be granted subject to the completion of the S106 agreement and the above conditions and that the Committee refer the application to the Mayor of London under the Town and Country Planning (Mayor of London) Order 2008, in accordance with paragraph 16 of Part 2B of Article 7 of the London Borough of Barnet Constitution, as the application is within one or more of the categories which must be referred.”

Minutes