Commercial floor conversion at Trinity Court, Church Street, Rickmansworth

What was proposed

The application sought to enclose the upper floor of an existing car park for restricted commercial use, with new access and landscaping.

“The application seeks planning permission for alterations to elevations of existing car park building to enclose upper floor, including brickwork and windows; associated works including new ramp and staircase; and landscaping alterations.”

“It is proposed that the open sided elevations to the upper floor of the existing car park building are enclosed with a brick finish. It is also proposed that windows and balustraded full height windows are installed to the upper level of the building. It is proposed that associated works are carried out including a new ramped and staircase pedestrian access to the upper floor level.”

Officer report

The site

The site contains a three-storey office building, a two-storey covered car park and surface parking beside Church Street and surrounding waterways.

“The application site is located on the western side of Church Street (A404), Rickmansworth. The site contains a three-storey building, in business use, and associated car parking…”

“The site contains a vehicular access off Church Street (A404). The site is on an island, bound to its northern, southern and western boundaries by a watercourse where the River Colne and the River Chess meet, and the Grand Union Canal. Surrounding land uses include a waste depot, public house, supermarket, and residential dwellings beyond the river to the south.”

Officer report

Earlier applications

An earlier application for the same works was refused over parking, while permission for 38 homes in the office building was not implemented.

“R1 The proposed development would result in a shortfall of car parking within the application site and would therefore have an unacceptable parking impact within and adjacent to the application site by causing undue pressure to park informally within the site and on the surrounding highway network to the detriment of highway safety.”

“24/1265/PDM - Prior notification: Change of use from commercial, business and service (Use Class E) to 38 residential units (Use Class C3). - 29.10.2024 – Permitted, Not Implemented (Application relates to use of main Office Building, with use of car parking building not changed)”

Officer report

Consultation and objections

The community council and one neighbour objected, mainly citing insufficient parking, the building’s appearance, change of use and contamination concerns.

“BCC is concerned that the resulting car parking spaces will continue to be insufficient for the additional tenants. BCC seeks further clarification on the number of car parking spaces as the plans show conflicting numbers. The application refers to a transport statement which has not been appended to the application.”

“- Objection to change in appearance of car park building - Proposal is fundamental change from use as a car park - Application 24/1265/PDM was approved on basis of car parking provision. - Reduction to car parking, creating a shortfall 5.5 Officer comment: Officers acknowledge that a separate permission 24/1265/PDM was permitted on the basis that the car park, subject of this application, was retained in this use. Officers note that this permission has not been implemented.”

Officer report

Who spoke

A parish councillor spoke against the application, while the applicant spoke in favour of commercial occupancy, smaller offices, cycle storage and improved bin storage.

Members’ discussion

Members questioned the earlier permission, parking, bin storage and the proposed Use Class E restrictions, with a request to add Class E(f).

“The Planning Officer reported that a query had been raised in advance of the committee meeting regarding an earlier permission at the site. Clarification was provided that the wider site was subject to a separate prior approval permission for the conversion of the three-storey office building to 38 residential flats, although this permission had not been implemented.”

“As stated in the officer report, if the development were proposed to be implemented under the existing circumstances of the three- storey building being retained in office use, this would result in a total over-supply of five car parking spaces across the whole site. The adopted parking standards dictated that the existing office use should provide 83 car parking spaces. If the building were to be converted to residential use, total demand for car parking spaces would be 70.”

Minutes

The vote

Members unanimously supported granting permission subject to conditions and adding Use Class E(f) to the fourth condition.

“Councillor Morris moved, and Councillor Gazzard seconded, that planning permission be granted subject to conditions and amendment to Condition 4 to include reference to Use Class E(f). On being put to the vote this was carried, the voting being unanimous.”

“That planning permission be granted subject to conditions and amendment to Condition 4 to include reference to Use Class E(f).”

Minutes

The decision

Planning permission was granted subject to conditions, with the fourth condition amended to include Use Class E(f).

“That PLANNING PERMISSION GRANTED subject to the following conditions:”

“C4 The development hereby permitted shall be used only within Use Class E (c), (d), (e), and (g) and for no other purpose whatsoever (including any other purposes in Class E of Schedule 2 to the Town and Country Planning (Use Classes) Order 1987 (as amended) (Or in any provisions equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).”

Officer report