Shop storage and canopy at 298 Burgess Road, Southampton

What was proposed

The application proposed a walk-in chiller, storage container, external toilet and steel structure around the shop, alongside associated yard and canopy works.

“Application address: Burgess Road Southampton SO16 3BJ Proposed development: Planning application for installation of walk in chiller for food storage, metal storage container, external toilet and erection of steel structure to front and side of shop. (Submitted in conjunction with 24/01459/ADV)”

“To the Langhorn Road frontage, there are proposed replacement fences and brick boundary wall with a polycarbonate roof above to enclose the existing yard area, within which will be sited a WC, a free-standing storage unit, and a free-standing chiller unit. An externally mounted A/C unit for the chiller was previously proposed to be fitted to the external face of the rear fence of the yard but has now been relocated inside the enclosed yard.”

Officer report

The site and surroundings

The site contains a shop, two residential flats, an open yard and parking, at a prominent corner near local centres and the university campus.

“There is a wide, open apron hard standing around the front of the retail unit with concrete bollards to prevent vehicular access and double yellow lines surrounding the corner plot on Langhorn Road and Burgess Road. There is existing off-road parking accessed from Langhorn Road with a bus stop adjacent the site. There are 2-hour parking bays directly adjacent to and opposite the site on Burgess Road. The majority of Langhorn Road has unrestricted parking.”

“The site is not within a primary or secondary retail frontage area nor is it within a District or Local Centre, it does however hold a prominent corner plot, close to the University of Southampton campus, approximately 250m from Swaythling Local Centre and 330m from Burgess Road Local Centre.”

Officer report

Earlier applications and works

The shop has operated since at least the late 1980s, while earlier takeaway proposals failed and a redevelopment, premises licence and advertisement consent were approved.

“The premises has been in use as a shop since at least the late 1980s. Planning applications to change the use of the shop to a hot food takeaway were unsuccessful in 1994, 2001 and 2007.”

“In 2023 permission was granted under ref: 20/01314/FUL for redevelopment of the site into a part 2-storey, part 3-storey building with a replacement retail unit of similar scale at ground floor and 6 flats across all three floors.”

Officer report

What officers recommended

Officers recommended permission because the amended works supported the existing shop and were considered acceptable in design, residential amenity, parking and highway terms.

“Design and effect on character 6.3.1 The originally proposed front canopy structure has been reduced in size and the previously proposed side panels have been removed following negotiation. The resulting structure is now open-sided and is considered to have an acceptable impact on the streetscene, considering the existing commercial nature of the site on a prominent junction with the busy thoroughfare of Burgess Road.”

“The most substantial proposed works are to the external yard area on the Langhorn Road frontage, however it is recognised that the works are of a similar scale to the previously existing fences and timber storage building which they will replace.”

Officer report

Who spoke

The agent and a ward councillor addressed the panel, and statements from four residents were noted.

The committee debate

Members amended the condition controlling external canopy displays, extending the permitted use of the canopy area until 9:00pm.

“During discussion on the item, a motion to amend Condition 09 to extend the hours of use of the external canopy area to 9:00pm (21:00) was proposed by Cllr Powell- Vaughan and seconded by Cllr Harwood. Upon being put to the vote, the amendment to the recommendation was carried.”

Minutes

The vote

Members carried the amended recommendation, with six councillors voting for approval and one voting against.

“The Panel then considered the amended recommendation that the application be conditionally approved (with the amended conditions). Upon being put to the vote the recommendation was carried.”

“FOR: Councillors Cox, G Lambert, Harwood, Powell-Vaughan, Windle, Wood AGAINST: Councillor Mrs Blatchford…”

Minutes

The final decision

Planning permission was approved with the report’s conditions and amendments covering noise mitigation and ending external produce displays at 9:00pm.

“Condition 05 - Noise - plant and machinery (Pre-Commencement) No external plant and/or machinery shall be installed until full details of the specification, size and appearance of appropriate acoustic enclosures for each of the 3 proposed condenser / chiller units, along with any other noise mitigation measures as required to minimise noise from plant and machinery associated with the proposed development, have been submitted to and approved in writing by the Local Planning…”

“Any external produce displays beneath the front canopy structure hereby approved shall not overspill onto the public footway beyond the red site boundary line shown on the approved plans. Use of the canopied area shall cease after) 9:00pm (21:00), at which time all physical produce displays shall be removed from the frontage and stored inside the building or covered yard.”

Minutes