Agenda item

Partial demolition of ground floor space to the rear of number 38, and amalgamation of number 36/38 to form a larger and more coherent retail unit on the ground floor. Partial demolition of ground floor space to the rear of number 34 to facilitate the erection of a single storey E-Use workshop building. New external staircase to retained upper floor residential units. Shop front to retail to remain as existing.

Recommendations: Approval

RESOLVED: That the application be approved as per officer’s recommendation.

Partial demolition of ground floor space to the rear of number 38, and amalgamation of number 36/38 to form a larger and more coherent retail unit on the ground floor. Partial demolition of ground floor space to the rear of number 34 to facilitate the erection of a single storey E-Use workshop building. New external staircase to retained upper floor residential units. Shop front to retail to remain as existing.

Officers introduced the application and made a recommendation for approval.

A representative on behalf of the Northwood Residents Association (NRA) addressed the Committee and stated that the proposal did not enhance the retail offering in Green Lane and damaged the heritage asset. It was submitted that planning permission should be refused. Historically the pavement was the first section of shops to be completed and it was noted that the proposed site was in the conservation area and therefore needed to be protected. The proposal was for the retail space to be halved in the primary retail area in Northwood, to be replaced by a workshop which was out of character. Although the workshop would have the same use class it would not be a shop. DMHB1 was highlighted to the Committee  and it was stated that the Council would expect development proposals to avoid harm to the historic environment, would only be supported where it sustained and enhanced the significance of the heritage asset and it would not lead to a loss of significance or harm. It was submitted that the harm being proposed outweighed any minimal public benefit and would not make a positive contribution to the local character and distinctiveness of the area. It was submitted that the application was substantially the same as the application previously refused and the concerns regarding fire vehicle access remained. It was noted that 34 Green Lane was one of the few businesses that provided an ADA approved toilet facility and was able to do so due to the depth of the current unit. Concerns were raised regarding the cumulative impact this development would have and there was  prospect of more applications on the same parade. The NRA took the view that the proposal was not sympathetic to the local character and the current site deserved to be protected. If consent was granted there was no going back, and the Committee was asked to refuse planning permission.

Further information was provided on the retail in that specific area of Northwood during Members questions to the NRA representative.

Members discussed the cumulative effect of the proposed development and noted that each application was considered on its own merits. Officers explained that the preference was not to lose any retail space, however after reviewing the application with the policy team there were no sustainable refusal reasons on the grounds of cumulative impacts on retail.

The Committee was advised to consider the application before it and that any land ownership matters were separate from planning considerations. Officers were unable to dictate the type of business that would use the property as long as there was compliance with the relevant use class. The Committee was unable to predetermine any future applications and any use class change of the property would need to be determined by the Committee in a future application.

In terms of noise, officers explained that the key matter was that the planning use class was considered acceptable in a residential area. Nevertheless, it was suggested that a condition could be included concerning hours of operation for the proposed workshop.

In response to queries regarding highways, it was explained that the parade of shops was built in 1914, which predated the rise in car ownership and motor transport and as such, the access to the rear was only three metres wide. Fire vehicles required a width of 3.7 metres and the guidance indicated that a fire vehicle must be able to pull up within 45 metres of the property. Measurements had been taken as 47 metres and it had been concluded that a fire vehicle would be able to stop on Green Lane where there were double yellow and zigzag lines. Officers were confident that there would be no issues with  fire appliances accessing in the case of an emergency.

Given the proximity to residential properties, Members agreed to include a condition restricting hours of operation of the workshop and amending condition 7 regarding a refuse management plan. With this in mind,  the officers’ recommendation, was moved, seconded, and when put to a vote, there were six votes in favour and one against.

RESOLVED: That the application be approved as per officer recommendation subject to a new condition to regarding hours of operation and amendment to condition 7 on the waste management plan. The condition wording being subject to approval by the Chair.