Retail unit refurbishment at Homebase Victoria Retail Park, Victoria Road, Ruislip

“Proposal: Continuation of use as a retail unit (Class E(a), including food sales), with external alterations to the front, rear and side elevations of the unit, demolition of the existing garden centre lean-to structure, provision of plant area, installation of new trolley bays in car park, cycle parking and other associated works. (Related to Planning Application ref. 50209/APP/2026/371)”

“The application site comprises Unit 1 at Victoria Retail Park, Crown Road, South Ruislip. The unit is a large-format retail warehouse located on the southern side of the retail park and is currently occupied by The Range, having previously been occupied by Homebase. The existing building includes an internal retail floor area, together with an external garden centre area adjoining its eastern side.”

“The wider Victoria Retail Park contains a range of commercial and retail uses, including a gym and carpet warehouse, with further large-format retail and commercial premises in the surrounding area, including an electronics store, pet retail warehouse and a builders’ merchant. The surrounding area is therefore predominantly commercial and industrial in character.”

“Permission ref. 50209/C/95/1662 subsequently varied the opening hours, while a later refused planning application (ref. 50209/D/98/1315) was allowed on appeal (ref. T/APP/R5510/A/98/1014706/P7) for a further extension to trading hours. Later permissions relate principally to ancillary development, including canopies within the garden centre and service yard and advertisement signage.”

“The Council’s independent retail consultant has reviewed the submitted sequential and retail impact assessments and is satisfied that no suitable and available sequentially preferable sites have been identified. The consultant also concludes that the development would not have a significant adverse impact on the vitality or viability of any designated centre or on existing, committed or planned town- centre investment.”

“The external alterations would result in a marked change to the building’s appearance. However, within the established commercial setting of Victoria Retail Park, the revised design would not cause material harm to the character of the area. The development is also acceptable in respect of residential amenity, highways, parking, noise, air quality, flood risk, energy, ecology, trees and waste management.”

“Raised concerns that the proposed simplification of the roofscape would reduce the design quality of the building and create an awkward relationship with the retained end element. They recommend retaining the existing roof form and existing brickwork rather than painting it black, although the proposed green tiling around the entrance would be acceptable. The officer also identifies an opportunity to increase greening along Victoria Road.”

“The Council’s Noise Officer raises no objection, subject to a condition controlling operational noise from the development. It is considered that sufficient information has been provided at this stage, notwithstanding that the detailed mechanical plant design remains at an early stage.”

“Members sought clarification regarding the requirement for a sequential test and its relationship to the convenience retail element of the proposal. Officers advised that the inclusion of convenience retail floorspace triggered the requirement to undertake a sequential assessment to demonstrate that no preferable and available sites existed within nearby town centres.”

“Officers’ recommendations were moved, seconded and when put to a vote, agreed.”