Office extensions at 31 St Petersburgh Place, London W2

What was proposed

The application sought a roof extension, rear courtyard infill and related works to provide additional office accommodation in two phases.

“The application proposes the erection of a second floor roof extension with ground and first floor infill extensions to the rear. The additional floor space to be used as office in association with the existing office use of the building.”

“The roof level extension has a modern form with an ‘origami’ style roof featuring multiple folds and differing heights, constructed of cross laminated timber, glass and solar tiles. The infill to the rear has a more traditional or modest form following the proportions of the existing building while utilising the same materials as the roof extensions. Terraces are proposed at second floor level to the east and…”

Officer report

Earlier planning history

Earlier permissions covered office, sales and marketing, coffee shop, entrance, cycle storage and other alterations, while one application was withdrawn.

“20/03884/FULL Variation of condition 1 (approved plans) and removal of condition 9 (coffee bar use restriction) of Planning Permission dated 13 December 2019 (19/06852/FULL) which granted a Temporary change of use from Office (Class B1) to a sales and marketing suite (Sui Generis) for a period of 5 years with associated internal and external alterations, including: replacement rear extension with terrace above, erection of roof level plant screen, replacement entrance on St…”

“24/01951/FULL Variation of condition 2 of planning permission dated 29th September 2020 (RN:20/03884/FULL) for the Variation of condition 1 (approved plans) and removal of condition 9 (coffee bar use restriction) of Planning Permission dated 13 December 2019 (19/06852/FULL) which granted a Temporary change of use from Office (Class B1) to a sales and marketing suite (Sui Generis) for a period of 5 years with associated internal and external alterations, including:…”

Officer report

What consultees said

Historic England identified low-level conservation area harm, while highways, waste and plant consultees raised no objection subject to conditions.

“HISTORIC ENGLAND: Historic England identified less than substantial harm to the Bayswater Conservation Area and stated that ‘Historic England recommends that your authority should only grant planning permission if persuaded that the harm has been minimised and would be outweighed by public benefits.”

“Following a reduction in height at the St Matthews’ Church elevation, to address the request from Historic England that harm the the Conservation Area is minimised, Historic England provided an addendum to the original comments stating they welcomed the reduction of point a) and acknowledges that harm has been minimised in line with paragraph 208 of the National Planning Policy Framework (NPPF).”

Officer report

Objections from residents

Residents and local groups objected to design, heritage, overlooking, light pollution, noise, daylight, traffic, parking and increased commercial activity.

“Amenity - The proposed "walls of glass" would cause problems of overlooking and light pollution, both on Chapel Side and St Petersburgh Place. The proposed terraces would cause problems of overlooking and noise pollution, both on Chapel Side and St Petersburgh Place…”

“- Objection on the grounds of the use of the mirror massing assessment in the daylight/sunlight assessment - Objection on the grounds that both the roof extension and the infill are excessive in height and would result in a sense of enclosure for neighbouring residents - Objection on the grounds of overshadowing for terraces and courtyards of properties on Chapel Side - Objection on the grounds of noise reflecting off the glass and building will have an impact on neighbours…”

Officer report

Who spoke

A representative for the applicant spoke in support, and two people addressed the committee in objection.

The committee vote

Four councillors voted to grant permission and one voted to refuse it.

“RESOLVED (Grant: Councillors Glen, Rigby, Williams, Barraclough. Refuse: Councillor Robathan.)”

Minutes

What was decided

Conditional permission was granted with amended requirements for internal shades, terrace access, obscure glazing and removal of one condition.

“That condition 8 part e) be amended to require details of the internal shades and mechanism to ensure they are operated to prevent light pollution outside of the hours of 0700 to 2100 hours each day. That condition 18 be amended so that the roof terraces can only be accessed between 0800 to 2000 hours Monday to Friday, 0800 to 1800 hours on Saturdays and 1000 to 1800 on Sundays and bank holidays. That condition 21 be removed. 5.”

Minutes