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3 the Broadway, Woodford Green Planning Papa John’s (GB) Ltd. 2 – 3 The Broadway, Woodford Green Planning, Design and Access Statement The Pavilion, 1st Floor, Botleigh Grange Office Campus, Hedge End, Southampton, Hampshire, SO30 2AF Tel: +44 (0) 2382 022 800 Email: [email protected] Website: www.wyg.com WYG Group Limited. Registered in England & Wales Number: 06595608 Planning Statement – 2 – 3 The Broadway, Woodford Green Document control Document: Planning Statement Project: 2 - 3 The Broadway, Woodford Green, IG8 0DD. Client: Papa John’s (GB) Ltd. Job Number: A109377-3 Revision: Draft Date: 2nd July 2018 Prepared by: Checked by: Approved By: Laura Grimason Sarah Butterfield Revision: Final Date: 27th July 2018 Prepared by: Checked by: Approved By: Laura Grimason Sarah Butterfield Sarah Butterfield www.wyg.com creative minds safe hands Planning Statement – 2 – 3 The Broadway, Woodford Green Contents. 1. Introduction 2. Site Location and Description 3. The Proposed Development 4. Planning Policy 5. Planning Assessment 6. Summary and Conclusions www.wyg.com creative minds safe hands Planning Statement – 2 – 3 The Broadway, Woodford Green 1.0 Introduction 1.1 General Introduction 1.1.1 WYG has been retained by Papa John’s (GB) Ltd to prepare and submit a planning application for the change of use of an existing unit at 3 The Broadway, Woodford Green, IG8 0DD. The application seeks planning permission for a change of use from a bank (Use Class A2) to a pizza takeaway and delivery operation (Use Class A5). This application also seeks permission for the installation of a new shopfront to 2 – 3 The Broadway. 1.1.2 Papa John’s was founded in 1984 in Indiana, USA. The business has grown substantially since then and is now one of the largest pizza groups in the world with over 4,800 outlets in more than 40 countries. Most of the outlets are owned and operated under a franchise agreement and each can provide up to 20 jobs. In the UK, Papa John’s (GB) Ltd operates more than 300 stores nationwide. 1.1.3 The proposed A5 unit is shown edged in red on the submitted Site Location Plan and relates to the ground floor of the existing building which is currently operating as a Natwest bank. 1.1.4 This Planning Statement is submitted in support of the Planning Application and describes the site and proposed development. It also provides an assessment of the proposal against the adopted statutory development plan and all relevant material considerations. 1.1.5 The Planning Statement is structured as follows: • Site Location and Description • The Proposed Development • Planning Policy • Planning Assessment • Summary and Conclusions www.wyg.com creative minds safe hands 1 Planning Statement – 2 – 3 The Broadway, Woodford Green 2.0 Site Location and Description 2.1 General Background 2.1.1 The Application Site (‘the Site’ hereafter) is shown on the submitted Site Location Plan. It is located on the northern side of The Broadway, Woodford Green and falls within the administrative area of the London Borough of Redbridge. 2.1.2 The site comprises a three storey property within a wider terrace fronting onto The Broadway. The property for which a change of use is sought (no.3 The Broadway), currently forms one half of the Natwest Bank located at 2 – 3 The Broadway and is located within the Primary Retail Frontage of including Woodford / Broadway / Snakes Lane Local Centre. The replacement shopfront relates to both 2 and 3 The Broadway. There are residential flats and first and second floor level with consent for an additional flat at third floor level (situated within a mansard roof extension) granted in 2016. 2.1.3 To the rear of the application site is a detached double garage and associated yard area, accessed via Bairny Wood Approach. There are also a number of external staircases attached to the rear elevation which provide access to the residential flats at first and second floor levels. 2.1.4 Woodford / Broadway / Snakes Lane Local Centre is characterised by a range of town centre uses with the wider terrace including the following: • 1 The Broadway: Rosso Italian restaurant; • 4 The Broadway: Sue Ryder Care charity shop; • 5 The Broadway: Costa Coffee; • 7 The Broadway: Ask Wines; • 8 The Broadway: She She She; • 9 The Broadway: Post Office; • 10 The Broadway: Counsel for Life counselling service; • 11 The Broadway: Belgique café; • 12 The Broadway: Chrystall chemist; • 13 The Broadway: CCH & Co solicitors; • 14 The Broadway: Care Optics opticians; and www.wyg.com creative minds safe hands 2 Planning Statement – 2 – 3 The Broadway, Woodford Green • 15 The Broadway: Seasons Bar; • 15C The Broadway: Toggs Hair hairdressers; • 15B The Broadway: Venus Inspired beauty salon; and • 18 The Broadway: Barry Graham hairdresser. 2.1.5 The following uses are also present on the opposite side of The Broadway: • 23A The Broadway: Shish Turkish restaurant; • 23B The Broadway: Portico Design Studio; • 24 The Broadway: Mezze restaurant; • 25A The Broadway: Kistruck’s Bakery; • 25 The Broadway: Time Gold jewellers; • 26 The Broadway: Feelings greeting card shop; • 27 – 28 The Broadway: Sainsburys Local; • 29 The Broadway: Strawberry Glow beauty salon; • 30 The Broadway: White Swan Chinese restaurant; • 31 The Broadway: Euronics electronic store; • 32 The Broadway: Cook food store; • 33 The Broadway: Barclays bank; • 36 The Broadway: The Broadway Barbers; and • 36A The Broadway: Woodford Shoes. 2.1.6 Woodford Green Library is located adjacent to no.1 The Broadway and there is a small parade of shops opposite the site on Snakes Lane West including a Co-Operative store (Use Class A1), J. K. News newsagents (Use Class A1), Mayors Pharmacy (Use Class A1) and Café Solo (Use Class A3). 2.1.7 There are parking restrictions along the both sides of The Broadway, immediately outside the site however car parking is available further along Snakes Lane West. These spaces are pay and display between 8:30 am and 6:30 pm Monday to Saturday (maximum stay: 2 hours / no return www.wyg.com creative minds safe hands 3 Planning Statement – 2 – 3 The Broadway, Woodford Green within 1 hour). Outside of these times, parking in these spaces is unrestricted. 2.1.8 Woodford tube station is a short distance from the site providing a connection to the London Underground network. 2.1.9 The site is located within the Woodford Broadway Conservation Area however there are no Listed Buildings in the immediate vicinity. The gov.uk online flood maps indicate that the site is in Flood Zone 1 for the purposes of river/sea flooding and is in an area that is at a very low risk of surface water flooding. www.wyg.com creative minds safe hands 4 Planning Statement – 2 – 3 The Broadway, Woodford Green 2.2 Planning History 2.2.1 A planning history search using the Council’s online planning search facility has identified the following applications relating directly to the site. 3B The Broadway: • Application ref. 3824/16/01 seeking a non-material amendment to application ref. 3824/16 to extend the proposed new self-contained flat, refused on the 14th February 2017. • Application ref. 3824/16 for the addition of a third floor above an existing flat to create a self-contained one bedroom flat, approved on the 15th December 2016. It is noted that this application includes the construction of a mansard roof extension. • Application ref. 1415/15 for a new two bedroom flat on an additional floor, withdrawn on the 3rd June 2016. • Application ref. 1793/15 for signage, approved on the 15th July 2015. • Application ref. 0122/14 for signage, approved on the 4th May 2014. • Application ref. 3371/13 for a new ATM, approved on the 10th April 2014. • Application ref. 0039/10 for the installation of a galvanised steel edge protection rail to the flat roof to the rear of an existing single storey projection, approved on the 15th March 2010. 3A The Broadway: • Application ref. 2116/06 for the conversion of a maisonette into two flats, approved on the 22nd December 2006. • Application ref. 2496/06 for new signage, approved on the 21st November 2006. 3 The Broadway: • Application ref.1914/01 for alterations to include the removal of front stairs to banking hall, installation of disabled ramp and lowering of external door, approved on the 30th October 2001. • Application ref. 0507/06 for new signage, refused on the 18th April 2006. www.wyg.com creative minds safe hands 5 Planning Statement – 2 – 3 The Broadway, Woodford Green • Application ref. 2116/06 for signage, refused on the 18th April 2006. • Application ref. 0052/05 for signage, refused on the 15th February 2005. • Application ref. 1368/04 for the construction of a rear landing balustrade to replace existing blockwork and structural piers, approved on the 29th July 2004. • Application ref. 1038/95 for an external fire escape, approved on the 21st September 1995. • Application ref. PL/1422/85* for the installation of a service till, approved on the 8th January 1986. • Application ref. PL/0620/67 for the change of use of first floor residential to a bank office and formation of self-contained flat above, approved on the 29th August 1967. • Application ref. PL/0620/67 for the change of use of the first and second floors from domestic dwelling to bank office, refused on the 27th June 1967. • Application ref. PL/0160/66/A for signage, approved on the 20th September 1966. • Application ref. PL/WW032/61/A for signage, approved on the 29th September 1961. • Application ref. PL/WW0184/59 for the extension of bank into adjacent shop, approved on the 5th August 1959.
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