Page 13 Agenda Item 4a DEVELOPMENT CONTROL COMMITTEE ... Central Roa… · Agent: Pavan Suryadevara Recommendation: GRANT PLANNING PERMISSION Reason for Report to Committee: Number

DEVELOPMENT CONTROL COMMITTEE - Date:26 July 2006

Report of the Executive Head of Planning, Transportation and Highways.

Ref: A2006/55952/FUL WARD: A02 / NONSUCH Time Taken: 7 weeks, 6 days

Site: 1-15 Central Road Worcester Park Surrey KT4 8DN

Proposal: Erection of a single storey rear extension, alterations to elevations, installation of

new shopfronts to front and rear, provision of an ATM machine and plant and refuse enclosure.

Applicant: Sainsbury plc

Agent: Pavan Suryadevara

Recommendation:

GRANT PLANNING PERMISSION

Reason for Report to Committee: Number of objections received. De-delegated by Councillor Dunlop. 1.0 BACKGROUND 1.1 Site and Surroundings: 1.2 The site is located at 1 to 15, Central Road and comprises of a three storey

building with roof accomodation, located on the south west side of Central Road, within the Secondary Shopping Frontage of Worcester Park District Centre. There is a substantial hardstanding / parking area to the rear which is accessed from a drive from Balmoral Road, which also serves other properties in this part of Central Road.

1.3 The site is at the most southern end of the District Centre, with commercial units

opposite and to the north, whilst there are residential units to the north and rear. Cheam Common Junior Schools are located on the opposite side of the access to the site, on Balmoral Road.

1.4 Relevant Planning History: 1.5 The site has been vacant for approx. 8 months, but was previously occupied by

“Emjays”, an outdoor leisure shop, e.g. camping & ski equipment. 1.6 The redevelopment of the site to its current form, including the return frontage

along Balmoral Road, was permitted in 1977 under ref: 77/12923 “D”. This allowed for:

Agenda Item 4aPage 13

“Erection of four 3-bed terraced three storey houses with integral garages and a three storey building comprising 10,000sqft of offices, 5,000 sq ft of car showrooms, parking facilities & access onto Balmoral Road.” Under planning legislation a change from Car Showroom to retail is permitted and took place some time ago when “Emjays” was established.

1.7 Under ref: 02/48982/FUL, planning permission was granted for:

“Formation of pitched roof incorporating dormer windows to provide four x 2 bedroomed, six x 1-bedroomed self-contained flats and one studio flat together with alterations of car parking facilities”

1.8 This permission was implemented, but only for the building fronting Central Road, together with the provision of an additional 1 bed unit within a previous storage area (ref: 03/51701/FUL)

1.9 Details of Proposal: 1.10 Sainsbury’s propose to take over the site and operate a “local” store. This will

involve the infilling of the existing open sided “display area” new shopfront and an ATM to the front.

1.11 To the rear is proposed a small (33sqm) single storey rear extension to provide

office & staff room accomodation. A plant area has also been indicated, adjacent to the extension, which is to be screened by fencing. Customer parking is also indicated within the remaining rear hard standing area, with the area offering the potential for 17 off street spaces.

1.12 An application was submitted under ref: A2006/55953/ADV for new signage to

the front and rear of the unit, by way of internally illuminated lettering, located behind the glazed shop fronts. However, as the signs are internal Advertisement Consent is not required and the application has been withdrawn.

2.0 PUBLICITY 2.1 Method of Notification: 2.2 Letters dated the 9

th of June 2006, were hand delivered to 112 nearby properties

on the 10th

of June, an additional letter was posted on the 12th

. 2.3 Neighbour Notification

Number of objection letters: 86 Address of those objecting: The Avenue (01), Balmoral Rd (07), Beverley Rd (01), Bridgewood Rd (01), Brinkley Rd (08), Browning Ave (02), Buckland Way (01), Central Rd (14), Cheam Common Rd (02), Cotswold Way (01), Croydon Rd, Beddington (01), Grandison Rd (01), Hampton Rd (30), Kingsmead Ave (02), Lyndsay Rd (03), Middleton Rd (01), Moreton Rd (01), St Philips Avenue (01), The Retreat (01), Ruskin Drive (02), Sandringham Rd (01), Springclose Lane, Cheam (01), Stoneleigh Avenue (01), Washington Rd (01), Windsor Rd (01). Number of petitions: 01

Agenda Item 4a Page 14

Number of Signatories: 60 Summary of responses material to this application:

• The siting of cooling & air conditioning plant at the rear of the site will result in increased noise pollution to residents in Hampton & Balmoral Rds, who already suffer from those at the British legion Club & video shop

• The proposed ATM is not necessary & would attract youths

• Light Pollution from proposed signage particularly to properties at rear

• Works have already been undertaken at the site for the last 18 months for the residential conversion

• Noise pollution from refuse / store area and trolleys

• Create an area where youths can hang out unsupervised

• Refuse concerns with regard old stock Summary of responses in relation to use by Sainsbury’s:

• Increased vehicles, particularly large service vehicles, accessing the rear of the site, via a private access road will exacerbate an already seriously congested area

• Local primary school is located opposite the site, proposal will result in increased danger to pupils, in an area that is already chaotic during drop off and pick up times

• General pedestrian safety to Balmoral & Central Roads

• Lack of suitable infrastructure

• Insufficient provision of off-street parking at rear

• Area is already at full capacity for on street parking, thus would be exacerbated by additional shoppers and staff

• The site is located on a dangerous bend

• Supermarkets and other convenience stores already exist in the locality, whilst Marks & Spencer has just closed its food store at the north end of Worcester Park

• Noise Pollution from car park use by customers / staff and general late opening hours

• The existing access is not wide enough to facilitate service vehicles

• No information has been provided regarding the number of service vehicles proposed

• The introduction of a Sainsbury’s would have a negative impact on staff and clients at No 19/ 21, Central who use the same access road

• Increased fire risk from proposed bakery area

• Loss of frontage vehicle access from Central Road The following points have also been raised but do not fall within the planning remit:

• Conversion of a private access road to a two way street

• Proposed use would put smaller independent food stores in the area out of business

• The area requires a mixed retails use, plus a diversity of retail food units


• How can a convenience size store stock a wider product range than a nearby supermarket, as stated by Sainsbury’s

• The method of application has played down the seriousness of this proposal

• Loss of property value A copy of a “Flyer” circulated in the area by concerned residents was also submitted for information. The application was also de-delegated by Councillor Dunlop on the grounds of over intensification of usage. 3.0 MATERIAL PLANNING POLICIES 3.1 Sutton Unitary Development Plan

• G/BE1 Built Design & Urban Landscape Quality

• BE1 Good Urban Design

• BE2 Design Quality & Townscape Compatibility

• BE4 Building Relationships

• BE5 Daylight & Sunlight

• BE8 Designing for Safety & Security

• BE9 Access for Disable People

• BE19 Design of Retail Development in Town Centres

• BE21 Shopfronts

• G/PNR1 Environmental Protection

• PNR7 Noise generating Development

• PNR8 Light Pollution 3.2 Supplementary Planning Guidance

• No.10 – The Design of Shop Fronts & Advertisements

4.0 PLANNING CONSIDERATIONS 4.1 The main considerations in relation to this application are;

• Principle

• Design of extension & alterations

• Design of shop front

• Impact on neighbours

• Other considerations 4.2 Principle: A large number of representations received object on the grounds that

the shop unit would be occupied by Sainsbury’s and the disruption that could be caused particularly in terms of traffic. However, in planning terms the Lawful Use of the premises is as an A1 Retail shop and this is not changing. Where a particular use falls within a defined Use Class (as in this case A1) then an intensification of the use does not require planning permission.

4.3 An extension is proposed which would increase the floor area of the shop by

approx 8%. It is officers view that such a limited increase cannot be held to result in an unacceptable intensification of the Lawful Use.


4.4 Given that the use of the property is not changing the principle of making alterations, extensions and advertisements is acceptable, subject to consideration of design and impact on adjoining occupiers.

4.5 Design of extension & alterations: The proposed extension would be sited to

the north side of the site, at the rear, projecting approx. 6.7m to the rear and 5.5m in width. It would be finished in matching brickwork with a flat roof and would not detract from the appearance of the building. Adjacent to the extension would be a plant and refuse enclosure surrounded by timber fencing. Due to its location at the rear this would have a satisfactory appearance.

4.6 Policies G/BE1, BE1 & BE2 relate to design of built development, with Policy

BE12 and SPG 10 elaborating on retail shopfronts. The Council require works to be in keeping with the surrounding area in terms of design & materials, respecting or reinforcing the character of the area. The design and materials of the proposed extension and alterations match those of the host building and thus they are considered acceptable in these terms.

4.7 Design of shop front: The proposed alterations at the front include infilling the

current open display area with brickwork, including the siting of an ATM. The rest of the frontage would include an entrance door and large areas of glazing, including use of obscure glazing. It is considered that the current shop front is of limited merit and the new shop front would provide a modern, attractive appearance, in keeping with the building. To the rear will be a small glazed entrance area, adjacent to the proposed extension. This will be largely obscured by a screen wall and have little affect on the appearance of the building.

4.8 The policies relevant to shopfront design are BE9 & BE21, again with more details

provided within SPG10. These require that shopfronts should be deigned to a high standard and be sympathetic to the original building. The proposed shopfront will modernise the existing and match the more contemporary design of the building as a whole.

4.9 Impact on neighbours: The nearest residential properties are located on the third

floor of 1 - 15, Central Road, and the residential properties in Balmoral Road. Immediately above the shop are offices and there is a solicitor’s office adjacent at 19, Central Road.

4.10 The proposed extension and plant enclosure would be single storey and set in

from the boundaries of the site and therefore would have no impact on daylight, sunlight or outlook to surrounding occupiers.

4.11 Concerns have been raised with regard the noise of plant being used. The

proposal includes cooling / refrigeration plant located within its own acoustically treated housing. Details have been provided of a unit considered to be “ultra low noise” such that it would not be audible in adjoining properties. Conditions can be applied to ensure quiet operation. The details have been considered by Environmental health that consider this to be a suitable installation.


4.12 The clear glazed parts of the shopfront would allow some light spillage from signage and internal lighting; however, this would be some distance from nearest residential windows.

4.13 The consideration of possible impact of proposals is considered within a number

of policies, including G/BE1, BE2, BE4, BE5, BE19 & BE21. Furthermore, Policies G/PNR1, PNR7 & PNR8 also relate to environmental protection, light & noise pollution. Given the scale of the works proposed, it is considered that the proposals are acceptable.

4.14 Other considerations: Concerns have been raised over the proposed ATM and

possible crime & disorder. It is however, considered that an ATM is appropriate in the District Centre and affords a reasonable degree of surveillance from the store entrance and the street generally.

4.15 Concerns have been raised about refuse storage, this would be covered by

Environmental Health legislation 4.16 The majority of objections relate to likely traffic and noise impact from the use. As

previously stated it is not considered that these are material to consideration of this application. The shop could be occupied as a convenience store and the rear area used for car parking without the need for any planning permission. Similarly, any retail use could become popular or draw in custom from a wide catchment area, with consequent traffic. There are no planning conditions restricting hours of operation of the retail unit and so cannot be now controlled. The site is located within the secondary area of the District Centre where retail use is encouraged; it is therefore considered that a small extension, alterations & shopfront are appropriate in this case.

5.0 CONCLUSION AND RECOMMENDATION 5.1 The representations raised are noted, however, as previously stated the proposals

under consideration are for a rear extension, alterations & new shopfronts. Given the siting, deign and scale of the proposed works they are considered acceptable and thus it is recommended that planning permission be granted.

Report Author: Carolyn Bell Background Papers: A2006/55952/FUL Drawings and other documents can be viewed on line – 1) Go to page: http://82.43.4.135/FASTWEB/welcome.asp 2) Enter Planning Application Number: A2006/55952 3) Click on Search and View Current Applications 4) Click on View Plans & Documents


G

Pavan Suryadevara Corstorphine & Wright Morley House 26 Holborn Viaduct EC1A 2AT

A2006/55952/FUL

DRAFT

WARNING: It is in your interests to ensure you obtain the approval of the Local Planning Authority, where the conditions require that to occur. Failure to comply with the following conditions may lead to enforcement action to secure compliance.

FIRST SCHEDULE

1-15 Central Road Worcester Park Surrey KT4 8DN Erection of a single storey rear extension, alterations to elevations, installation of new shopfronts to front and rear, provision of an ATM machine and plant and refuse enclosure.

SECOND SCHEDULE (1) The development must be begun not later than the expiration of three years beginning with the date hereof. Reason: To comply with Section 91 of the Town and Country Planning Act 1990, as amended. (2) All external facing materials, treatments and finishes shall be identical to those of the original building. Where this is not possible the type and treatment of the materials to be used shall be agreed in writing by the Local Planning Authority prior to the development being carried out. Reason: To ensure that the extension harmonises with the existing building. (3) All building operations in connection with the construction of external walls, roof, and foundations; site excavation or other external site works; works involving the use of plant or machinery; the erection of scaffolding; the delivery of materials; the removal of


materials and spoil from the site, and the playing of amplified music or speech shall only take place between the hours of 8.00am and 6.00pm Monday to Friday, and between 8.00 am and 1.00pm on Saturdays and not at all on Sundays and Bank Holidays. Reason: To safeguard the amenity of the occupiers of adjacent premises and the area generally during the building construction process. (4) Any plant or machinery within the plant area herreby approved shall not be audible in adjoining premises and/or dwellings. Reason: In order to accord with the terms of the application and to safeguard the amenities currently enjoyed by the occupants of adjoining premises and/or dwellings. INFORMATIVES. (1) This approval only grants permission under section 57 of the Town and Country Planning Act 1990. Further approval or consent may be required by other legislation, in particular the Building Regulations and you should contact Building Control on 020 8770 6268 before proceeding with the work. (2) The permission hereby granted confers no rights on the applicant to encroach upon, extend over or otherwise enter upon property not in his ownership for any purposes connected with the implementation of this planning permission. (3) The applicant's attention is drawn to the fact that the London Borough of Sutton monitors the implementation of permissions and in particular that conditions imposed are fully complied with. Should you have any queries with regard to the discharge of the conditions please telephone 020 8770 6200 for further information. (4) Where variations to approved plans, submitted in accordance with the condition noted above, do not differ materially from the approved details they will be dealt with as a minor variation. In those cases another planning permission will not be required. It should be noted that where variations are material they will need to be considered by way of a further planning application. If you are doubtful about what you need to do, please telephone: 020 8770 6200 or fax 020 8770 6201. (5) This application has been assessed against the relevant policies of the Sutton Unitary Development Plan. The proposal is generally in accordance with Section 54A of the Town and Country Planning Act 1990 (as amended) and for this reason planning permission is granted. (6) The drawing nos. relating to this decision are: 300 (12.05.06.), 301 (08.05.06.), 302 (12.05.06.), 303 (24.05.06.) &304 (24.05.06.).




