DEVELOPERS’ BRIEFING
Monday 11th June2012, 6.00 PM
Council Chamber, TOWN HALL, JUDD STREET
MEETING NOTES
ITEM. Centre Point, 103 New Oxford Street, WC1
MEMBERS OF THE DEVELOPMENT CONTROL COMMITTEE PRESENT
Milena Nuti, Roger Freeman, Flick Rea, Gillain Risso-Gill
WARD MEMBERS PRESENT
Julian Fulbrook, Awale Olad
PLANNING OFFICERS PRESENT
Frances Wheat - Head of Development Management,Amanda Peck - Principal Planning Officer, Sara Whelan – Manager Advice and Consultation, Aidan Brooks – Legal Advisor, Dawn Allott – Community Liaison Officer (Notes)
DEVELOPERS PRESENT
Katherine Hersel (KH)Almancantar
Tim Bowder-Ridger (TBR) Conran and Partners
Gavin Miller(GM)Rick Mather Architects
Peter Twelftree (PT)Steer Davies Gleave
Hugh BullockGerald Eve
Lisa WebbGerald Eve
Nathalie DaviesGerald Eve
1) INTRODUCTIONS AND DECLARATION OF INTERESTS
The Chair introduced herself, members of the DC Committee & ward members present.
The Chair explained that although this is not a formal meeting, it is important that it is both fair and transparent, and therefore the format for the meeting on the agenda (circulated in advance and at the meeting) will be followed. The Chair asked for points made to be succinct to make fullest use of the time available.
The Chair asked Aidan Brookes to clarify the status of the meeting and comments members make at it given that the proposal is now a formal planning application.
Aidan Brookes advised that questions should be restricted to points of fact or clarification and must be structured in a way that would not lead to a member being perceived as taking a fixed position on the proposals.
The Chair invited developers present to introduce themselves. Introductions were made.
2) DEVELOPERS’ PRESENTATION
The Chair invited developers to present their proposals up to a maximum of 15 minutes.
Summary points presented by KH
- Almacantar acquired the site in 2011.
- The buildings are in need of refurbishment.
- Circumstances now provide an opportunity to redevelop
- Aim to connect Centre Point to Soho and the wider area
- Extensive consultation carried out with local groups, via an exhibition and a Development management Forum
The proposals presented by TBR, GM and PT:
- Site - Centre Point, Bridge link and Centre Point House
- Heritage based approach – fix problems sympathetically
- Create a pedestrianised square between CentrePointTower, Bridge link and Centre Point House
- Relocate buses via Earnshaw Street and Great Russell Street with or without introducing two way traffic in Tottenham Court Road
- remove the vehicle ramp on Earnshaw Street and install a dedicated vehicle lift to allow frontage improvements
- Remove mezzanine to enable the Bridge link and Centre Point House to connect effectively
- CentrePointTower not suitable for 21st century office space and is not viable – change of use to residential is proposed
- Floor depths and ceiling heights suit residential use
- Repair and upgrade windows to improve thermal performance - retaining the existing glazing pattern
- Retain signage size and graphic but upgrade to improve performance
- Remove the external ground floor staircases and relocate within the tower building.
- Create restaurant within Bridge link
- Affordable housing options – 9 flats within Centre Point House or release approximately £10m for an off site solution
3) QUESTIONS OF FACT OR CLARIFICATION TO THE DEVELOPERS
The Chair invited questions of fact or clarification that members would like to ask the developers. The Chair reminded DC Committee members to structure their questions in a way that avoids any perception of taking a fixed position on the proposals.
QUESTIONS FROM DC COMMITTEE MEMBERS TO THE DEVELOPERS
Responses from the developers in Italics after the questions
What amount of affordable housing is proposed?
How many flats are on the site?
There are options either 9 flats in Centre Point House or value released for off site provision.
82 flats are proposed in CentrePointTower
36 currently exist in Centre Point House 9 of which are in the ownership of the applicant (the other flats are owned by leaseholders)
What size are the proposed flats?
37% 2bed
27% 1 bed
31% 3 bed
What would happen to the 9 proposed affordable in an off site arrangement?
Would be used as market homes to release the value for the off site provision
What is the status of the planning application?
Officer reply - The application has been submitted and some detail will emerge through the application process.
What are the current uses?
Offices, conference space and residential
Loss of employment is a consideration.
There is a high proportion of vacant office space. 50% of leases are low rent. The nearby St Giles and Derwent developments offer much better office accommodation
What is the number of family sized flats?
26 3 bed flats
What is the overall value of the scheme?
Financial analysis is provided in the application
What open space is provided for families and the residential units?
Possibility of open space on the roof of the bridge link
What are the proposed uses for the non residential ground floor units?
Restaurant and shops with a mix of large and small retailers
Are any other uses proposed eg exhibition space?
No other uses proposed apart from A1 or A3
What is the mechanism for co-ordination of the Centre Point and Consolidated schemes?
Officer reply - Both sites are within an area of intensification and meet at the public realm. The Gillespies Study is not yet agreed. The provisionof the open space will be considered as part of this application.
Is there any private open space proposed for the flats?
No, the constraints of the listing building do not allow for the provison of balconies
What car parking is proposed?
Is it car capped?
36 spaces are proposed – there are currently more than 100 car parking spaces. The existing car park will house plant
4)NON DC COMMITTEE MEMBERS COMMENTS
The chair invited comments that non DC committee members wish to make on the proposals.
Responses from the developers in Italics after the questions if any.
The penthouse in Earnshaw Street was sold for £5.6m.
There are 82 penthouses proposed within Centre Point
If Parker Street is considered as for offsite provisionof affordable housing – it is a small site
The public realm proposals are interesting but are a problem for residents in Earnshaw Street
The concerns of residents are understood.
Double glazing reduces the impact of noise
5) COMMENTS FROM DC COMMITTEE MEMBERS AND QUESTIONS TO OFFICERS
The Chair thanked the developer for their presentation and asked for them, all non DC Committee members and DC Committee members who have declared a prejudicial interest, to leave the room.
The Chair asked members if they have any comments and questions for officers.
COMMENTS AND QUESTIONS FROM DC COMMITTEE MEMBERS TO COUNCIL OFFICERS
Responses from officers in Italics after the questions (if responses were offered)
Concerned about the amount and value of affordable housing proposed
Disappointed that only shops and restaurants are proposed fronting onto to the proposed square
The provision of car parking is a concern
Loss of employment is not a primary concern