Shopfront alterations at 30-34 Station Road, West Drayton

What was proposed

The application proposed filling the existing ATM opening and changing the shopfront, including new automatic doors and fixed glazing.

“Proposal: Infilling of existing ATM aperture area, fenestration changes including the replacement of a bay window with an automatic sliding door and replacing existing single swing door with fixed shopfront glazing…”

Officer report

The site

The building stands on the corner of Station Road and Ferrers Avenue within the primary shopping area of the district centre.

“The application site is located on the corner of Station Road and Ferrers Avenue in West Drayton. The site is located within the Primary Shopping Area of the Yiewsley and West Drayton district centre boundary.”

“The building was last in use as a bank premises on the ground floor of the three- storey building with its main entrance on Station Road and a small forecourt on the return frontage on Ferrers Avenue.”

Officer report

What officers advised

Officers recommended approval because the works would not harm the building, neighbours or highway safety and would comply with the development plan.

“The proposed development is considered to have an acceptable impact on the character and appearance of the existing property and surrounding area. It is not considered to cause harm to the amenities of neighbouring residents, nor would it impact highway safety.”

“The proposal is considered to comply with the Development Plan, and no material considerations indicate that a contrary decision should be taken. Consequently, the application is recommended for approval subject to the conditions set out in Appendix 1.”

Officer report

Consultation responses

The highway authority raised no objection, while the access officer supported approval subject to step-free access through a doorway at least one metre wide.

“Accordingly, the Highway Authority considers that the proposal as described has no highway implications and raises no objection on highway grounds.”

“No accessibility concerns are raised, subject to the following condition attached to any approval: The revised entrance arrangement hereby approved shall ensure that step -free access for wheelchair users is achieved from the public footway, via a doorway width of no less than 1000mm, with all such features remaining in place for the life of the building. REASON: To ensure an Accessible and Inclusive development for everyone in accordance with London Plan Policy D5.”

Officer report

Objections and support

A petition with 92 signatures, a councillor and 20 letters objected, while two letters supported the proposal.

“A petition with 92 valid signatures has been received in objection to the proposed development.”

“A Cllr has also objected to the development. The development will impact the small businesses. There is a Tesco on Station Road, Big Tesco, Aldi and Iceland. (Overconcentration) The proposed development is for shop front alterations and does not involve a material change of use. The issue of market competition or the number of similar operators in an area is not a material planning consideration.”

Officer report

Who spoke

A petitioner, the applicant’s agent and Ward Councillor Jan Sweeting addressed the committee about the proposal and its wider effects.

Members’ discussion

Members questioned deliveries, vehicle sizes, plant noise, residential receptors and community engagement, while officers explained the limits of the application.

“Councillors raised questions about the size of delivery lorries and expressed concern about potential noise generated by the proposed AC units, particularly at midnight. It was explained that the noise impact assessment had been based on background measurement surveys, with plant noise tested against those levels, and that the submitted assessment demonstrated no harmful noise impact.”

“Members were reminded that delivery management fell outside the scope of planning control. Councillors asked what engagement had been undertaken with local residents, including those living above the premises. The agent responded that no engagement had been undertaken by the planning consultant but explained that Tesco ordinarily conducted community engagement once it began fitting out a store, using designated engagement managers.”

Minutes

The vote

The officer recommendation was moved, seconded and unanimously agreed.

“The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed.”

Minutes

The decision

The application was approved subject to the conditions set out in the report.

“RESOLVED: That the application be approved subject to the conditions set out in the report.”

Minutes