Three homes and shop extension at 78 High Street, Northwood

What was proposed

The application proposed replacing rear workshops with three homes, altering the existing flat, extending the building, and providing landscaping, cycle and refuse storage.

“Proposal: Demolition of existing rear workshop buildings (Use Class E) and construction of 2 no. self- contained flats and 1 no. dwellinghouse (Use Class C3) with associated private amenity space, landscaping, cycle and refuse storage, together with alterations and a two-storey rear extension to the existing building, including internal layout changes to the first -floor residential flat above the retail unit and the installation of a rear dormer window Summary of…”

“The application seeks full planning permission for the demolition of the existing rear workshop buildings (Use Class E) and the construction of three new residential units (Use Class C3) with associated private amenity space, landscaping, and cycle and refuse storage, together with alterations and a two- storey rear extension to the existing building at 78 High Street, including internal layout changes to the first -floor residential flat and the installation of a rear…”

Officer report

The site and surroundings

The site contained a shop, a two-bedroom flat and rear workshop buildings in Northwood Town Centre and the Old Northwood Area of Special Local Character.

“The site is located on the eastern side of the High Street within Northwood Town Centre and comprises a two-storey semi-detached property. The site comprises a ground floor retail unit and first floor 2-bedroom residential unit with a number of rear single-storey outbuildings used as a workshop, which are accessed along the side of the site.”

“The site lies in the Old Northwood Area of Special Local Character, the Northwood East Air Quality Focus Area and is within a Critical Drainage Area. The site has a Public Transport Accessibility Level (PTAL) of 2 and is within an area of potentially contaminative former land use.”

Officer report

Earlier applications

Earlier proposals for flats, dwellings and a shop conversion were refused or withdrawn, while an appeal against one refusal was dismissed.

“An appeal was lodged against the refusal of the above prior approval application. The appeal was dismissed on 1 March 2022. The Planning Inspector was of the view that insufficient information had been presented to demonstrate that the workshops to the rear were in use for ancillary purposes to the retail unit. The proposal therefore failed to accord with the requirements of paragraph M.1(a), and there was no certainty that it would constitute permitted development.”

“In June 2021 prior approval was sought for the conversion of the existing retail unit to create 2 x 1 -bed apartments (Class C3) under Class M of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). The application sought the change of use of the entire shop unit (i.e. including the retail shop at the front of the ground floor).”

Officer report

Why officers supported it

Officers considered the amended design, housing, accommodation, neighbour amenity, highways and environmental measures acceptable, and recommended approval with conditions.

“Key planning considerations include the impact of the proposal on the character and appearance of the surrounding area, including the Old Northwood Area of Special Local Character, the quality of accommodation for future occupiers, the impact on neighbouring residential amenity, highways and parking, and environmental considerations such as flood risk, sustainability and contamination.”

“The Council’s Highways Officer raises no objection to the car-free nature of the development, noting its sustainable town centre location with good access to public transport and local facilities. The proposed housing mix is considered appropriate for the site and reflective of local housing need. All units meet or exceed internal space standards and provide an acceptable level of light and outlook.”

Officer report

Who spoke

A residents association representative opposed the scheme, while the applicant’s agent supported its housing, design, sustainability and technical merits.

What members discussed

Members questioned the car-free design, PTAL rating, nearby parking, emergency access and possible parking conditions; officers explained why refusal or such conditions were not justified.

“Further concerns were expressed by Members about the PTAL rating and the presence of parking for neighbouring properties, as shown in photographs. Officers responded that, although the PTAL rating was 2, the site was located within a town centre accessibility zone where residential units above commercial premises typically lacked dedicated parking.”

“The Transport, Planning and Development Team Manager acknowledged the low PTAL rating but stated that car-free development was acceptable due to nearby rail services, local shops, and parking controls on surrounding streets, which would deter car ownership. The Chair commented that refusal could not be justified solely on numerical PTAL grounds and that real-world circumstances must be considered, noting that harm could not be demonstrated.”

Minutes

The vote

The officer recommendation was moved, seconded and unanimously approved.

“No further queries or concerns were raised. The officer’s recommendation was moved, seconded and, when put to a vote, unanimously approved.”

Minutes

The decision

The application was approved subject to conditions and the information in the addendum.

“RESOLVED: That the application be approved subject to conditions and the information in the addendum.”

Minutes