Part demolition and construction of lower
ground and ground floor rear extensions to accommodate additional
hotel space, with a rear infill at first and second floor and other
associated works.
Ward: Crystal Palace and Upper Norwood
The officer presented details of the planning
application and in response to members’ questions explained
that:
- The proposed development was for a
net increase of five hotel rooms which would bring the total number
rooms at the hotel to 335 rooms.
- A previous application which had
been approved on appeal in 2019 had been implemented and there was
a relevant lawful development certificate confirming the
approval.
- There was a conflict between the
floor plans of the scheme which had been approved on appeal in 2019
and the current proposed development. Officers believed that if the
proposed development was approved, from an initial assessment of
the plans, both schemes would not be able to be implemented
together.
- At present, Members and officers
were not able to establish what the applicant will choose to
implement, and so the application in 2019 for 495 rooms had extant
permission and the applicant could continue to implement that
scheme. The proposed development was materially different to the
previous application and would limit the number of rooms in the
hotel to 335.
- The site was within the Church Road
conservation area, the site was locally listed, and 124-128 Church
Road was grade 2 listed. There was an approximate 28m separation
distance to 124 Church Road and the hotel.
- The previous planning permission
that had been granted in August 2018 could be considered extant as
there were four rooms on the lower ground level which had been
demolished, this could be seen as commencement of for the proposal
in the 2018 application or the proposal in the 2019 application for
495 room hotel. Officers were unable to
confirm whether the planning permission that had been granted in
2018 was considered extant as there was no lawful development
certificate for the 2018 application.
- The hotel would have to restrict
users of the hotel from climbing out of windows and there were no
doors at the first-floor level that would provide access to the
roof. Officers advised that the department works closely with the
network management and environmental health teams regarding and the
discharge of any planning conditions to ensure that the information
submitted reduced the impact on the efficiency of the highway, as
well as construction hours and the dust control
measures. Officers confirmed that such
details would be secured via an appropriately worded
condition.
- In regard
to trees and ecology, officers needed to see an impact
caused by the development before they could ask for additional
measures through condition. Any condition which would require
additional planting needed to meet the reasonable test that was set
out in the framework (NPPF 2023).
- The application stated that the
premises was to be used as a hotel and it was on that basis that
the application should be determined.
- There were no internal space
standards that hotels had to adhere to.
- The proposed development would see
the northern element of the hotel sit approximately 1.3m closer to
the boundary and the proposed development would sit approximately
47 cm closer to the boundary at the southern end of the site.
Adam Yasir and Councillor Patsy Cummings spoke
against the application, Simon Fowler spoke in support of the
application and Ward Member Councillor Claire Bonham addressed the
Committee with her view on the application. After the speakers had
finished, the Committee began the deliberation, during which they
raised the following points:
- There had been a breach of class use
of the hotel as there had been individuals who had lived at the
hotel for nearly three years and some families who had lived in the
hotel for two years.
- There had been so many planning
applications for developments on the site that Members were unsure
about what would happen to the hotel.
- There was concern about the safety
of people staying at the hotel if more people were allowed to stay
at the hotel.
- There was concern regarding the
state of accommodation at the hotel.
- The proposed scheme would increase
the number of rooms with no access to natural light to 15%.
- The lack of natural light for these
rooms was a concern as asylum seekers would be there for an
indefinite period and would be unable to move elsewhere.
- Permitting this scheme could set a
precedent for an even worse scheme to be proposed in future.
- The 70 sqm hotel rooms were not
sufficient for families of four or more.
- There was concern over the potential
for future overdevelopment on the site.
- Planning permission had already been
approved for an additional home to be implemented so any building
that would cause a disruption to neighbours would already occur
regardless of whether the current application was granted or
not.
- There was concern for the welfare
and safeguarding of occupants of the hotel however it was accepted
that it was not a material planning consideration.
- The proposal was considered an over
development.
- Whilst the size of the rooms was
sufficient for hotel rooms, the rooms would be used as long-term
residence for occupants and therefore the size of the rooms were
unsuitable.
The substantive motion to GRANT the
application based on the officer’s recommendation was
proposed by Councillor Johnson. This was seconded by Councillor
Denton.
The motion to grant the application was taken
to a vote and carried with five Members voting in favour, four
Members voting against, and one Member abstained their vote.
The Committee RESOLVED to GRANT the
application for - Best Western, 122 Church Road, Upper Norwood,
London, SE19.