Hotel rooftop extensions at 45 St Martin's Lane, London WC2N

What was proposed

The application sought rooftop and upper-floor extensions to the existing hotel, providing 62 additional rooms and bringing the total to 267.

“The St Martins Lane hotel is located in a former 1960’s brutalist office building which was converted into hotel use in 1999. The building is not listed and lies outside of, but adjacent to the Covent Garden and Trafalgar Square Conservation Areas and neighbours the grade II* listed Coliseum Theatre. The site is located within the Central Activities Zone (CAZ), the West End Retail and Leisure Special Policy Area (WERLSPA) and the West End Strategic Cultural Area (WESCA).”

“This application seeks to extend the existing hotel with two storey extensions on the second floor flat roofs to the north (Hop Gardens) and south (Mays Court) wings and an additional storey at main roof level with plant enclosure above, to provide 62 additional hotel rooms, bringing the total number of rooms to 267. No additional guest facilities are proposed.”

Officer report

The site and its surroundings

The hotel occupies a former office building beside pedestrian passages, conservation areas and the grade II* listed Coliseum Theatre.

“The St Martins Lane hotel is an established 5* hotel located in a former 1960’s brutalist office building designed by Seifert & Partners. It was converted into hotel use in 1999, with the interior designed by Philippe Starck, which reinforced the modern approach to the building with extensive glazing.”

“The building is not listed and lies outside of, but immediately adjacent to the Covent Garden Conservation Area to the north and Trafalgar Square Conservation Area to the south and is within the setting of a number of listed buildings including the grade II* London Coliseum immediately to the south. The site is located within the Central Activities Zone (CAZ), the West End Retail and Leisure Special Policy Area (WERLSPA) and the West End Strategic Cultural Area (WESCA).”

Officer report

Earlier planning history

Earlier permissions allowed alterations, additional bedrooms, plant, air-conditioning equipment, a private members’ lounge and meeting facilities at the hotel.

“98/04998/FULL Alterations during the course of construction for use of the 6th floor to provide additional bedroom accommodation as an extension to the hotel use. Alterations to elevations/canopy. Application permitted 19 October 1999.”

“07/00411/FULL Change of use from bar (Class A4) to private members lounge ancillary to St Martin's Lane Hotel (Class C1). Application permitted 6 March 2007.”

Officer report

What officers recommended

Officers recommended conditional permission with a legal agreement securing carbon, energy monitoring, employment and skills contributions, and agreement monitoring costs.

“Grant conditional permission subject to a S106 legal agreement to secure the following:”

“I. A financial contribution of £53,465 (index linked) towards the Carbon Off Set Fund (payable prior to the commencement of the development); II. 'Be Seen' monitoring and reporting on the actual operational energy performance of the building, including as-built and in-use stage data; III.”

Officer report

Why officers supported it

Officers considered the proposal acceptable because its land use, sustainability, biodiversity, design, heritage, amenity and highway effects could be managed through the scheme and conditions.

“The key issues in this case are: - The acceptability of the proposal in land use terms. - The sustainability and energy performance of the proposal. - Whether the development has delivered sufficient biodiversity net gain. - The impact of the proposal in townscape and design terms, and the impact on the setting of the adjacent conservation areas and other nearby designated heritage assets, including the grade II* listed Coliseum Theatre adjoining the site.”

“The proposed development is considered against the policies in the adopted City Plan 2019-2040 and London Plan. The proposals are considered acceptable in land use, sustainability, environmental, design, amenity and highways terms, for the reasons set out in the report. The development is therefore recommended for approval subject to the conditions set out in the draft decision letter and the completion of a S106 legal agreement.”

Officer report

Who spoke at the meeting

The agent spoke in support, while an objector and a representative of the London Quaker Property Trust spoke against the application.

The committee vote

The Sub-Committee voted unanimously to grant conditional planning permission subject to the legal agreement.

“That conditional planning permission be granted subject to a S106 legal agreement to secure the following:”

Minutes