Issue - meetings

Demolition of existing rear workshop buildings (Use Class E) and construction of 2 no. self-contained flats and 1 no. dwellinghouse (Use Class C3) with associated private amenity space, landscaping, cycle and refuse storage, together with alterations and a two-storey rear extension to the existing building, including internal layout changes to the first-floor residential flat above the retail unit and the installation of a rear dormer window (REVISED DESCRIPTION) 

Recommendation: Approval 

RESOLVED: That the application be approved subject to conditions as set out in the report and the information in the addendum.

Demolition of existing rear workshop buildings (Use Class E) and construction of 2 no. self-contained flats and 1 no. dwellinghouse (Use Class C3) with associated private amenity space, landscaping, cycle and refuse storage, together with alterations and a two-storey rear extension to the existing building, including internal layout changes to the first-floor residential flat above the retail unit and the installation of a rear dormer window (REVISED DESCRIPTION)

Sally Robbins, Senior Planning Officer, presented the application and highlighted the information in the addendum. It was noted that the site was located within the Old Northwood Area of Special Local Character and subject to constraints including critical drainage, air quality focus, and potential land contamination. The proposal introduced a car-free arrangement with bin and cycle storage, hard and soft landscaping, and defensible space within a courtyard. The unit mix comprised one retained and altered flat, two two-storey dwellings, and one single-storey dwelling, all meeting internal space standards.

It was considered that the design broadly reflected the existing footprint and preserved the character of the area while optimising site capacity. The proposal was considered to provide acceptable living conditions, safeguard neighbour amenity, and address environmental matters through conditions. Highways officers had raised no objection, and the increase in built form was not deemed harmful to neighbouring properties. Overall, the scheme represented an appropriate design-led approach for a High Street location and was recommended for approval, subject to the conditions set out in the report.

A petition had been received in objection to the application, and a representative of the Northwood Residents’ Association (NRA) was in attendance to address the Committee Members on behalf of the lead petitioner who had been the tenant of the shop and resident of the flat above since 1985. Key points highlighted included:

·         The proposal required the lead petitioner to vacate the premises, resulting in the loss of her home and business.

·         The NRA strongly opposed the application, primarily due to the complete absence of on-site car parking.

·         It was argued that reliance on proximity to bus stops as justification for no parking would set a borough-wide precedent, as most properties were within walking distance of public transport.

·         Previous applications for the site had included car parking spaces, and earlier refusals highlighted inadequacy of proposed parking provision.

·         The current scheme introduced three additional residential units to the rear of the site, accommodating approximately ten residents, without any on-site parking provision.

·         Concerns were raised about increased illegal parking and difficulties for residents and visitors, as well as the impracticality of assuming reliance solely on public transport.

·         The applicant had initially claimed ownership of the pavement in front of the shop for parking purposes, later admitting this was incorrect after evidence was provided.

·         Additional objections included inadequate amenity space, lack of lift access to upper floors, and loss of storage facilities for the retail unit.

·         The NRA submitted a further objection during the November reconsultation, reiterating that on-site parking was a requirement under the local plan and that the  ...  view the full minutes text for item 112