Mixed-use commercial building at 46 Mandeville Road, Northolt

What was proposed

The application proposed demolishing the existing buildings and creating a building of up to five storeys with self-storage, a post office and commercial uses.

“Following revisions, the application proposes demolition of the existing buildings and redevelopment to provide a building arranged over ground, first, part second, part third and part fourth floors. The scheme would principally accommodate Class B8 self-storage use, alongside Class E(a) post office, Class E(g)(i) office, Class E(g)(iii) light industrial and other Class E uses, together with vehicle and cycle parking, landscaping, plant and associated works.”

“The scheme would not provide a residential element and would therefore not fully accord with the emerging Draft Local Plan allocation for residential-led mixed-use development. However, the allocation is not yet adopted and does not carry full development plan weight.”

Officer report

The site and its setting

The site contained a post office, sorting office and hardstanding beside Mandeville Road, opposite the Northolt Village Green Conservation Area and near homes.

“The 0.29 ha application site lies on the western side of the busy Mandeville Road (A312) in a mixed commercial and residential part of Northolt. It contains single storey buildings occupied as a post office and sorting office along with an area of hardstanding providing car parking on the north east part of the site. The property is not within a conservation area, is not Listed or Locally Listed and does not lie within a designated Flood Risk area.”

“The site lies within a mixed residential and commercial area. Adjoining the site to the south is a large petrol filling station. To the east, across Mandeville Road, is a 3 storey building occupied as a supermarket on the ground floor with 2 floors of flats above. The site also lies opposite the Mandeville public open space. To the north is a 3 storey block of flats. To the west are the rear gardens of single storey houses on Eastcote Lane and Moat Farm Road.”

Officer report

Planning history and revisions

There were no recent relevant planning decisions, and revisions changed the frontage, public realm, cycle parking and building design.

“Figure 2: Aerial view of existing site 3. Planning History 3.1. There are no recent planning decisions on this site of relevance to this proposal. 4. Proposed Development 4.1. The proposal originally submitted was for demolition of existing buildings and redevelopment of site to create a building arranged over ground, first, part second, part third and part fourth floors for Class E(a) (post office), Class E(g)(i) (office), Class E(g)(iii) (light industrial) and Class B8…”

“Figure 3: Proposed Site Plan • The Post Office facility would continue to operate from its current location, enabling the existing on-site parking and loading bay to be retained for servicing the new self-storage facility; • The previously proposed ground floor office units would be replaced with flexible Class E units; • The flexible workshops would be provided with improved outlook and direct access to external amenity space; • Cycle parking provision was amended to meet…”

Officer report

Who spoke at the meeting

A residents’ association representative objected, the agent supported the application, and the ward councillor raised concerns about size, appearance, traffic and jobs.

What members debated

Members debated the unmet residential-led allocation, the building’s visual impact, traffic, employment certainty, post office, biodiversity, contributions and community benefits.

“The priority for the area would be a mixed residential development and this proposal did not satisfy the demands of the draft local plan. The £7.2m received from the government via the levelling-up fund had been to improve transport, active travel and to make a deprived community more pleasant and connected.”

“While it was acknowledged that a new building higher than a bungalow may not fit in with the area, the sorting office and post office had not been viable. A more modern replacement that was fit for purpose was being proposed, that would retain the post office element. Many areas no longer had post offices.”

Minutes