One new dwelling above shop at 1A Grove Road, Mill End, Rickmansworth

The site and its setting

The site is a corner commercial unit beside residential properties, highways, a listed building and existing rear access and parking areas.

“Relevant Planning History 1.1 8/353/85: Single storey side and rear extensions and replacement front. Description of Application Site 2.1 The application site currently contains a single storey commercial unit which is in retail use (Use Class E) located on the western side of Grove Road, Mill End. The site occupies a corner plot location adjacent to Uxbridge Road and is set at an elevated land level relative to the adjacent highways.”

“A grass verge wraps around the front and side of the existing building, with the plans indicating that this is within the red line of the application site. Low level metal railings sit immediately adjacent to the Uxbridge Road footway which is located at a lower land level to the site.”

Officer report

Why officers supported it

Officers considered the upward extension an efficient use of previously developed land that would fit the area without significant harm.

“The application site is located in Mill End which is identified as a Key Centre within the Core Strategy. Policy PSP2 of the Core Strategy states that development in key centres will focus future development predominately on sites within the urban area and on previously developed land. In addition, development within the Key Centres will provide approximately 60% of the District’s Housing requirements over the plan period.”

“In this case, taking into account the residential nature of the area, and the distance between the buildings as a result of the highway and taking into consideration the urban nature of the area, it is not considered that any harm would occur to the setting of this building.”

Officer report

Consultation responses

Two objections from the same neighbour raised concerns about daylight, overshadowing, privacy, noise, access, drainage, traffic and parking.

“Public/Neighbour Consultation 4.2.1 Number consulted: 10 4.2.2 No of responses received: 2 (from same neighbour) 4.2.3 Site Notice: Expiry: Press Notice: Summary of Responses: 2 objections. - Loss of natural light to home and garden. - Overshadowing of key areas and outdoor spaces, affecting residential amenity and quality of life. - No adequate daylight or sunlight assessment provided.”

“Customers parking over our drive- concerns that if the shop changes use to an over licence or convenience store, then the whole road will have parking issues. - Outside the shop are double yellow lines that are parked on, the site is on a very busy junction with congestion. A shop and a property will cause more accidents and congestion. - Antisocial behaviour issues. A convenience store would cause more issues. - Concerns regarding mains water supply.”

Officer report

Who spoke

A local resident spoke against the proposal, while the agent supported it as a sustainable and well-designed use of brownfield land.

Committee discussion

Members heard that the building would match neighbouring heights, parking alternatives were available, and spacing and conditions would protect neighbouring amenity.

“In relation to the parking provision, the Planning Officer commented that the parking arrangements associated with the existing use would not change, with access via Uxbridge Road to a parking space the rear of the site. The residential use would be a 2-bedroom unit which, in terms of policy, would generally require two off-street car parking spaces.”

“In relation to neighbouring amenity impact, it was acknowledged that the proposal would alter the outlook and potentially result in some loss of light affecting the flank windows at 1 Grove Road. However, officers did not believe that living conditions would be sufficiently affected as to justify refusal on those grounds. As the property was situated in an urban area there was inherently some overlooking between properties.”

Minutes

The vote

A motion to grant permission subject to conditions was proposed, seconded and carried unanimously.

“Councillor Morris moved, and Councillor Smith seconded, that planning permission be granted subject to conditions.”

“On being put to the vote this was carried, the voting being unanimous.”

Minutes