Nursery access alterations at Old Station, Staines-upon-Thames

What was proposed

The application sought internal and external changes, including a widened ramp, entrance gate, taller railings and approved materials.

“25/00307/RVC Variation of Conditions 2 (Approved Plans) and 3 (Materials) of approval 24/01053/LBC for 'Internal and External Alterations including new openings at lower ground level, access ramps and railings to create an external play area' to allow for amendments to the approved plans including internal alterations to openings and layout; extension to the fence line to extend across the widened ramp that replaces existing staircase; the installation of an entrance gate…”

“Application Dates Valid: 31.03.2025 Expiry: 26.05.2025 Target: Extension of Time agreed to 27.06.2025. Executive Summary Application 25/00308/RVC seeks to amend the existing planning approval to increase the approved existing railing height from 1.2m to 1.8m; to extend the railings across the widened ramp that replaces existing staircase; the installation of an entrance gate within the proposed extended railings; and for the materials to be approved as part of this…”

Officer report

The site

The site contains a Grade II listed former railway station in the Staines Conservation Area and a flood-risk area.

“The application site is located on the eastern side of Moor Lane at a corner site close to its junction with Wraysbury Gardens to the north and Wraysbury Road to the west. The site is occupied by a detached two storey (with a basement) Grade II Listed Building which had been used as offices since 1981. Originally, the building was the Staines West Railway Station, which was the southern terminus of the Staines and West Drayton Railway until its closure in 1965.”

“The site is located within the Staines Conservation Area and within the Zone 2 Flood Risk Area (1 in 1000 year event).”

Officer report

Earlier approvals

Earlier approvals covered the nursery use, listed-building alterations, access ramps, play-area railings and associated parking.

“External Alterations including new openings at lower ground level, access ramps and railings to create an external play area. Granted 11.12.2024 24/01053/LBC Internal and External Alterations including new openings at lower ground level, access ramps and railings to create an external play area. Granted 11.12.2024 24/00626/CPD Certificate of Lawfulness for the proposed use of the building as a children's day nursery (Class E(f)).”

Officer report

Officers recommended approval

Officers considered the proposals acceptable because they would preserve the listed building and conservation area without significant effects on neighbours or highways.

“The proposal is considered acceptable in terms of its impacts upon the setting and significance of the Listed Building and would preserve and enhance the character of the Staines Conservation Area. There are not considered to be any issues regarding flood risk and the proposal would not give rise to any highway safety concerns. There would be no significant adverse impacts upon the residential amenity of any adjoining properties.”

“These applications do not relate to the already approved parking areas and layout and external alterations to the listed building. Similarly, permission for the 1.2m railings around the outdoor play area already have approval. The approved parking layout is not subject to change as part of these proposals.”

Officer report

Consultation responses

The highway authority and conservation officer raised no objections, while environmental health made no comments.

“Statutory Consultees Consultee Comment County Highway Authority No objections.”

“Non-Statutory Consultees Consultee Comment Conservation Officer No objections. Environmental Health (Contamination) No comments.”

Officer report

Objections raised

One objection raised concerns about the former bin-store location and how parents would access the nursery through the gates and railings.

“Reasons for objecting include: ➢ Location of Bin Store is an eyesore [Officer note: this has been removed from the plans]”

“Parents will still have to access car park to access the nursery itself through the gates / railings…”

Officer report

Who spoke

A resident and the ward councillor spoke against the proposal, citing missing site information, parking manoeuvres, amenity and drop-off concerns.

Committee debate

Members discussed the railing height, security, the replacement ramp, parking arrangements and the effect on the site’s view.

“The application did not include any alterations to the parking that had previously been agreed by this Committee. Why does the applicant want to increase the height of the railings?. The increased height of the railings is not necessary 4. The ramp is replacing the staircase that was previously there. 5.”

“Increase in the height of the railings would have a negative impact on the vista of the site…”

Minutes

The vote

The committee voted 11 for, 2 against and 1 abstention.

“The Committee voted on the proposal as follows:”

Minutes

The decision

The application was approved subject to the conditions in the recommendation section.

“The application was approved subject to conditions as set out in the recommendation section of the report.”

Minutes