Portsea Mews proposal with additional storey
Portsea Mews proposal with additional storey

We are supporting residents’ concerns and have raised objections to the submitted proposals for 1-15 Portsea Mews (ref 21/08899/FULL).

The Mews has been unoccupied since Handman & Collis, a family-owned business, left when the landlords refused to renew the lease, rather than any inability to continue to do business. The current level of dereliction in this historic mews, one of the last working mews in London, is a direct result of the Church Commissioner’s actions.

Prior to the submission of this application, similar proposals submitted by the Church Commissioners were refused by Westminster City Council on 13th March 2003. The previous reasons for refusal were based on the following grounds:

  • The proposal would result in the loss of a local community service and employer to the detriment of the local residential and business community.
  • It is considered that the change of use of the mew from a car repair garage (Class B2 use) and residential (Class C3 use) to residential (Class C3 use) would adversely affect the historic character of the mews and the character of the Bayswater Conservation Area and would fail to either preserve or enhance that character and appearance. In the event the applicant had not submitted an appeal against non-determination, the Council would have refused the application on the following ground, in addition to the above:
  • It is considered that the proposed alterations by reason of the size, number and detailed design of new windows and doors, would adversely affect the character and appearance of this building and the character and appearance of the Bayswater Conservation Area, and would fail to either preserve or enhance that character and appearance.

The previous grounds for refusal are still relevant and should be considered in the determination of this application.

We believe the proposed development should not be granted planning permission for the following reasons:

First, it represents an overdevelopment of a constrained site, which is excessive in both bulk and massing and would be unduly harmful to the enjoyment of neighbouring residents’ residential amenity through the resulting loss of light, outlook and sense of enclosure. The proposed development will detrimentally impact upon residents’ amenity in terms of sense of enclosure, outlook and loss of daylight/sunlight, contrary to Policy 7 of the City Plan.

Residents say:

“The addition of an additional floor to Portsea Mews, would deprive my and many other buildings of significant amounts of daylight and sunlight.”

“We are deeply concerned over the plans to elevate the roof of the mews, adding another floor to the existing buildings. Not only does this go against the historic design of what a mews house is supposed to be, it directly affects the homes directly encircling the mews, by blocking daylight. The added story to the mews houses will greatly reduce the light into three levels of our home and make the back deck and patio merely an interior well and not an enjoyable outdoor space”

“Whilst we would not normally object to improvements being made to the area, this application is proposing to add a whole new floor level to the existing mews buildings. This has an enormously negative impact on our home, and those of our neighbours. It will vastly reduce both daylight and sunlight and have a huge impact on the views from our windows and from our rear terraces.” 

“It is proposed to have roof top cooling for the Mews. Currently, my understanding is that all applications for roof top air conditioners and the like for the houses that surround the Mews are not permitted. Roof top cooling for the Mews means that open windows at night for all the residents in houses surrounding the Mews will be impacted by the noise level. “

Second, the proposed development is inappropriate and incongruous and would be unduly harmful to the character and setting of the Bayswater Conservation Area and the historic fabric of the neighbouring listed buildings, by virtue of the increase in scale and bulk of the existing buildings within Portsea Mews. The proposals are therefore contrary to Policy 39 of the City Plan, The Bayswater Conservation Area Appraisal, Mews: a guide to alterations Supplementary Planning Guidance, Policy HC1 of the London Plan and Paragraph 200 of the NPPF.

Third, the proposals will result in the loss of historic fabric to a Grade II listed building whilst detrimentally impacting upon the setting of neighbouring listed buildings. The proposed development is unacceptable due to its form. The proposals are therefore contrary to Policy 39 & 40 of the City Plan, Policy HC1 of the London Plan and the provisions of the NPPF.

Fourth, the proposed development will result in the loss of family sized units and will deliver residential units of poor living quality as a result of the overdevelopment of the site.

We urge the Planning Committee to refuse this application as it will do untold damage both to this historic mews, as well as to the amenity of residents living in directly adjacent homes around the mews.

Councillors Paul Dimoldenberg, Md Shamsed Chowdhury and Judith Southern

Hyde Park Ward

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