Agenda item

Oval House, Kennington Oval (Oval) 18/04183/FUL and 18/04184/LB

Officer’s recommendations:

 

1.     Resolve to grant conditional planning permission subject to the completion of an agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) containing the planning obligations listed in the report.

 

2.     Resolve to grant conditional Listed Building Consent

 

3.     Agree to delegate authority to the Assistant Director of Planning, Transport and Development to:

 

a.     Finalise the recommended conditions as set out in the report, addendums and/or PAC minutes; and

b.    Negotiate, agree and finalise the planning obligations as set out in the report, addendums and/or PAC minutes pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended).

 

4.     In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to the Assistant Director of Planning, Transport and Development, having regard to the heads of terms set out in the report, addendums and/or PAC minutes, to negotiate and complete a document containing obligations pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended) in order to meet the requirement of the Planning Inspector.

 

5.     In the event that the Section 106 Agreement is not completed within six months of committee, delegated authority is given to the Assistant Director of Planning, Transport and Development to refuse planning permission for failure to enter into a section 106 agreement for the mitigating contributions identified in the report, addendums and/or the PAC minutes.

 

Minutes:

Case No. 18/04183/FUL and 18/04184/LB (agenda item three, page 11 of the agenda pack, page 1 of the addendum and page 1 of the second addendum).

 

The Planning Officer gave a presentation which included a summary of the report and subsequent addenda that had been published on Friday 18 January 2019 and the day of the meeting. Members were advised of the key material planning issues for consideration which included the demolition of the existing theatre and the provision of a 5/6 storey, 95-bedroom hotel, the refurbishment and change of use of the Grade II listed White House to B1a office space and temporary accommodation associated with the cricket club, the impact on neighbouring amenity to residents of Hanover Gardens, and the connections between this site, the Oval cricket ground and the Somerleyton Road site which would accommodate the new theatre.  Four trees were to be removed, one of which was subject to a Tree Preservation Order.  There was an extant permission at the Oval for a hotel use whose further implementation would be restricted should the application be approved.  Members were shown images of the site, aerial views, proposed views, proposed materials, comparative heights and proposed floorplans for both the hotel and the White House.

 

Following the officer’s presentation, the objectors raised the following concerns:

·         The majority of the proposed hotel would be six storeys and was taller than neighbouring buildings.

·         The location did not warrant such a development.

·         Details of materials had not been given, and objectors were unclear what materials would be used on the south and west elevations.

·         Details of planting had not been submitted.

·         The disabled parking by the boundary wall could have a negative impact on residents of Hanover Gardens, and tree planting along the boundary should be considered.

 

The representatives of Surrey Cricket Club and Ovalhouse Theatre then provided the following information in support of the application:

·         The application would support Surrey Cricket Club’s plans for development.  Many other international cricket grounds had hotels on-site.

·         The applicant had amended plans following consultation with neighbours and partners.

·         The office space in the White House would accommodate cricket charities that were currently based in the Oval.  The short term accommodation would be for academy players, as finding affordable accommodate in central London was difficult.

·         Ovalhouse Theatre had been on the site for over 50 years, but would not be able to continue operating unless it moved to the new site in Brixton.  The theatre would use a room in the Oval on a temporary basis.

 

Officers then provided the following information in response to questions from Members:

·         Replacement trees were secured by condition including planting on the boundary. The tree subject to a TPO was a category C tree that had deteriorated since its designation.  No indicative plan had been provided. A tree could be located on the boundary wall subject to car parking and the electrical charging point. There was not normally consultation with the public on conditions and there was no statutory requirement to do so, but Members could add an informative requesting that the applicant engage with residents prior to formal submission. 

·         The bar and restaurant would be ancillary to the hotel use for use by residents only with restricted opening hours. It was not expected that it would become a destination in its own right.  The existing theatre had a bar.  Its size could not be controlled but other controls on the restaurant and bar could be imposed through the Visitor Management Plan.

·         An end user for the hotel had not been secured so it was not clear what the restaurant offer would be.  Conditions required submission of any plant and ventilation, and it would have to be demonstrated that there would be no issue of odour and noise.

·         Condition 8 removed the permitted development rights for change of use of the accommodation at the White House.

·         The replacement boundary wall would be made of stock brick, in order to match the existing wall.

·         The rear garden of the hotel would be secured by a gate, with details to be secured by condition.  There would be a 24-hour presence on the premises due to the hotel use so officers did not consider it to increase the risk of crime.

·         There was no connection between this application and the Surrey Cricket Club application that had recently been approved by the Committee so far as the cladding of both buildings was concerned.  There were limited points where both developments would be viewed at the same time. 

·         Brick would be used throughout the hotel, with stone and bronze elements.  The final choice of materials were subject to approval through a condition.

·         The extension to the White House would replace the brick lean-to and would provide additional floorspace.  The extension would not be visible from the bay windows and would have limited impact on the heritage asset of the White House. Individual materials have yet to be submitted and approved

·         Condition 3 required an Air Quality Monitoring Plan, and the development met London Plan and Local Plan policies on air quality.  There would be a full green roof, the development would be car-free except for disabled parking, and the hotel would meet BREEAM ‘Excellent’ standard.

·         Members were shown the entry and exit routes for coaches.  Entry to the site would be by right turn only from Kennington Oval to reduce the possibility of collisions with cyclists, and exit would be by left turn only to Kennington Oval.  Up to four executive-style coaches could be accommodated on site at once, with the use of a banksman. Coaches could stop on single red lines outside the hours of operation, and if a coach was registered as a bus, TfL bus stops could be used for loading and unloading.

·         There were permitted development rights associated with hotels and offices, but would require prior approval.  Members could add a condition removing these rights if they felt it necessary.

 

The Committee considered points raised by speakers and information provided by officers in conjunction with the report before making the following observations:

·         The application was well-considered, particularly the reinstatement of the original features of the White House.

·         The loss of the theatre in the Oval area was unfortunate, but the new site would be an improvement.

·         The reduction in the number of rooms compared to the extant permission, and the restriction of that permission were welcome.

·         An additional informative should be included to involve residents in landscaping proposals.

·         Some Members raised concerns around the ancillary hotel restaurant and bar use, and suggested a condition requiring a Visitor Management Plan.

·         An informative should be added requesting that the selection of materials be done in consultation with residents.

 

18/04183/FUL:

It was MOVED by Councillor Wilcox, SECONDED by Councillor Kind, and

 

RESOLVED, unanimously

 

1.    To GRANT planning permission subject to a Section 106 Agreement and the conditions as outlined in the officer’s report and published addenda and the following:

i.      An informative requesting that details of soft landscaping and planting to be developed in consultation with residents of Hanover Gardens directly behind the site, with a view to softening the impact of the development.

ii.     An additional condition to require a Visitor Management Plan relating to the ancillary restaurant and bar.

iii.    An informative requesting that materials be selected in consultation with residents.

 

2.    To delegate authority to the Assistant Director of Planning, Transport and Development to:

a.   Finalise the recommended conditions as set out in the report, addendums and/or PAC minutes; and

b.   Negotiate, agree and finalise the planning obligations as set out in the report, addendums and/or PAC minutes pursuant to Section 106 of the

Town and Country Planning Act 1990 (as amended).

 

3.    In the event that the Section 106 Agreement is not completed within six months of committee, delegated authority is given to the Assistant Director of Planning, Transport and Development to refuse planning permission for failure to enter into a section 106 agreement for the mitigating contributions identified in the report, addendums and/or the PAC minutes.

 

18/04184/LB:

It was MOVED by Councillor Wilcox, SECONDED by Councillor Kind, and

 

RESOLVED, unanimously

 

To GRANT Listed Building consent subject to the conditions as outlined in the officer’s report.

Supporting documents: