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
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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
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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
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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
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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
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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.
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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.
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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.
• Application ref. PL/WW0063/57 for the erection of 5 garages to the rear, approved on the 24th April 1957.
2.2.2 Other applications considered to be relevant in the vicinity are:
1 The Broadway:
• Application ref. 0786/04A for the approval of details relating to sound insulation, approved on the 1st June 2005.
• Application ref. 0786/04B for the approval of details relating to ventilation and extraction, approved on the 1st June 2005.
• Application ref. PL/0803/82 for the retention of first floor storage use, refused on the 24th June 1982.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
• Application ref. PL/0402/81 for the retention of the first floor to display paintings, refused on the 5th May 1981.
• Application ref. PL/0069/71 for an external staircase, approved on the 9th February 1971.
4 The Broadway:
• Application ref. PL/1452/87* for a rear extension to the shop at ground floor level and the refurbishment and extension of the basement, approved on the 26th October 1987.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
3.0 The Proposed Development
3.1 General
3.1.1 The proposed development comprises the change of use of no. 3 The Broadway from a bank (Use Class A2) to a pizza takeaway and delivery operation falling within Use Class A5 of the Town and Country Planning (Use Classes) Order 1987 (as amended). The proposal includes minor external and internal alterations to no. 3 The Broadway to accommodate the proposed use. It also includes the installation of a combined replacement shopfront for both 2 and 3 The Broadway.
3.1.2 The description of development is therefore, as follows:
‘Change of use of no. 3 The Broadway from bank (Use Class A2) to hot food takeaway (Use Class A5) together with minor internal and external alterations and the installation of a new shopfront to 2 – 3 The Broadway’.
3.1.3 The site which is subject to the proposed change of use forms part of an existing A2 unit (Natwest Bank) located at 2 – 3 The Broadway. To facilitate the subdivision of this unit, new party walls are proposed, as indicated on the submitted plans. No.3 only is subject to the proposed change of use whilst the proposed replacement shopfront relates to units 2 and 3.
3.1.4 Internally, the proposed ground floor layout would incorporate a service counter / customer area, pizza preparation area, cold store, storage area and WC.
3.1.5 The proposals include the provision of an extraction flue and fresh air intake grille to the rear elevation, a condenser unit on an existing flat roof to the rear; the repositioning of an electricity meter to the front elevation and the removal of an internal wall to facilitate the provision of a cold store. These relate solely to no.3 The Broadway.
3.1.6 The proposal also seeks permission for a replacement shopfront to 2 – 3 The Broadway. Given that 2 – 3 forms a single unit at present and is located within the Woodford Broadway Conservation Area, it is considered that a combined shopfront is appropriate in this case.
3.1.7 The internal and external changes to accommodate the proposed use are shown on drawings 01026-12: Proposed Rear Elevation; 01026-10 revision B: Proposed Ground Floor Plan; 01026- 19: Proposed First Floor Plan / Flat Roof; and 01026-11: Proposed Front Elevation.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
3.2 Extraction and Ventilation
3.2.1 The extraction system has been specifically designed to Papa John’s specifications and details can be found in the submitted ‘Supporting Information on the Proposed Extraction System and Plant’ document. The design reflects the nature of the cooking operation where all products are oven cooked using conveyor ovens only. The baking (rather than frying) of food limits the odours associated with the use.
3.2.2 The extraction system will remove heat produced during the process and air supply system would remove oven fumes and ventilate the premises. The aluminium extract flue will be 500mm in diameter and will discharge from the rear elevation of the unit.
3.3 Operation of the Use
3.3.1 Papa John’s (GB) Ltd have a centrally controlled logistics operation to deliver the fresh dough and other products necessary to meet the business needs of each store. The delivery model is companywide and based on three deliveries per week; two food deliveries from the main distribution centre, using fixed-bed ten tonne delivery vehicles; and one by the drinks supply partner, Coca Cola, utilising a 7.5 tonne non-articulated delivery vehicle. Food deliveries would be made on regular days to maintain stock levels in the store. Deliveries would be received to the front of the Unit. Delivery vehicles need only be present at the site for approximately 20 minutes.
3.3.2 The large rear yard will be used for bin storage with one refuse bin for general waste and one for cardboard recycling. All bins would be emptied on a weekly basis; the bins would be retrieved, emptied and replaced once empty on the dedicated collection day.
3.3.3 It is proposed that the hot food takeaway and pizza delivery use would operate from 10:00 – 23:00 Monday to Friday, 10:00 – 00:00 Saturday and 10:00 – 23:00 Sundays and Bank Holidays.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
4.0 Planning Policy
4.1 Introduction
4.1.1 Section 38 (6) of the Planning and Compulsory Purchase Act (2004) requires that planning applications be determined in accordance with the Statutory Development Plan, unless materials considerations indicate otherwise.
4.1.2 The National Planning Policy Framework (NPPF) and Planning Practice Guidance (PPG) form material considerations in the determination of the application.
4.1.3 The Site falls within the jurisdiction the London Borough of Redbridge where the statutory Development Plan comprises The Redbridge Local Plan 2015 - 2020, adopted March 2018 and the London Plan, adopted March 2016. The policies of emerging plans may also carry weight in accordance with the stage of preparation and extent to which they are consistent with the Framework policies.
4.2 National Planning Policy
4.2.1 The National Planning Policy Framework (NPPF) was updated in July 2018 and incorporates a presumption in favour of sustainable development to ensure that sustainable development is pursued in a positive way.
4.2.2 Paragraph 8 confirms that there are three dimensions to sustainable development – economic (building a strong, responsive and competitive economy); social (supporting strong, vibrant and healthy communities); and environmental (protecting and enhancing the natural, built and historic environment). Paragraph 9 advises that planning policies and decisions should play an active role in guiding development towards sustainable solutions but in doing so, should take local circumstances into account to reflect the character, needs and opportunities of each area.
4.2.3 Paragraph 11 states that development proposals that accord with an up to date development plan should be approved without delay. Where there are no relevant development plan policies or where the policies which are most important for determining the application are out of date, planning permission should be granted unless the application of policies in the Framework that protect areas or assets of particular importance provide a clear reason for refusing the proposal or any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the Framework.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
4.2.4 Chapter 6 seeks to build a strong and competitive economy with paragraphs 80 advising that significant weight should be placed on the need to support economic growth and productivity.
4.2.5 Chapter 7 seeks to ensuring the vitality of town centres with paragraph 85 advising that planning policies and decisions should support the role that town centres play at the heart of local communities by taking a positive approach to their growth, management and adoption. Paragraph 86 directs main town centre uses to town centre locations. Annex 2 defines main town centre uses as including retail and leisure and recreation uses such as hot food takeaways.
4.2.6 Chapter 9 relates to promoting sustainable transport with paragraph 102 advising that transport issues should be considered from the earliest stages of plan making and development proposals. It encourages the use of sustainable modes of transport including walking, cycling and public transport. Paragraph 103 advises that planning policies should support an appropriate mix of uses across an area whilst Paragraph 109 states that development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highways safety or the residual cumulative impacts on the road network would be severe. Paragraph 110 emphasises the importance of ensuring that proposals allow for the efficient delivery of goods.
4.2.7 Chapter 16 relates to heritage and seeks to conserve and enhance the historic environment. It advises at paragraph 189 that:
‘In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance’.
4.2.8 Paragraph 192 advises that in the determination of planning applications, local planning authorities should take account of:
• ‘The desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; • ‘The positive contribution that conservation of heritage assets can make to sustainable communities including the economic vitality; and • The desirability of new development making a positive contribution to local character and distinctiveness’.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
4.2.9 Paragraph 196 states that:
‘Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use’.
4.2.10 In relation to decision making, paragraph 38 confirms that local planning authorities should approach decisions on proposed development in a positive and creative way. They should work positively with applicants to secure developments that will improve the economic, social and environmental conditions of the area. It confirms that decision makers should seek to approve applications for sustainable development where possible.
4.2.11 Paragraph 15 confirms that the planning system should be genuinely plan-led with succinct and up to date plans providing a positive vision for the future of each area. Paragraph 47 advises that planning law requires applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise.
4.2.12 Paragraph 212 confirms that the policies of the NPPF are a material consideration in planning decisions.
4.3 Local Planning Policy – The Statutory Development Plan
The Redbridge Local Plan (March 2018)
4.3.1 Policy LP1 (Spatial Development Strategy) directs new development, including new homes, shops, business, leisure facilities and infrastructure to main town centres. Development should be compatible with the character, function and scale of individual centres.
4.3.2 Policy LP9 (Ensuring the Future Vitality and Viability of Town Centres) advises that the regeneration of the Borough’s Town Centres will be promoted. A strong hierarchy of town centres will be retained by directing town centre uses to: i) the Metropolitan Centre of Ilford; ii) District Centres; and iii) Local Centres including Woodford / Broadway / Snakes Lane. The scale of development in each centre should be proportionate to the role and character of the centre and its catchment. This policy also seeks to encourage high quality shopfront design and signage that contributes to local townscape quality. The supporting text to this policy advises that Local Centres add to the character and image of the borough, giving them a focal point that is easily accessible by walking and cycling. To support the role of Local Centres, the Council will encourage small scale retail development within them.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
4.3.3 Policy LP10 (Managing Town Centres and Retail Uses) seeks to promote the vitality and viability of the borough’s town centres by:
a) Maintaining the town centre boundaries, primary and secondary frontages and key retail parades as set out in the Policies Map; b) Supporting the primary retail function of primary shopping frontages by seeking that a minimum of 70% of ground floor uses are used for A1 purposes. Proposals for non-A1 uses in defined frontages will only be supported where criteria d) is met: c) Supporting diversity in the secondary frontages and key retail parades by seeking that a minimum 40% of units are used as A1 retail units. Proposals for non-A1 uses in defined frontages that do not meet this target will only be supported where criteria d) below is met; d) Considering the following factors when determining proposals for alternative town centre uses that do not meet criteria b) and c):
o If the unit has been long term vacant (at least 12 months) and subject to continuous marketing for A1 retail use with reasonable terms and conditions; o If the location and size of the unit offers a prime retail opportunity; o The extent to which the proposed use is capable of attracting a significant number of shoppers / visitors to the centre; o If the extent to which the proposed use contributes to the Council’s aspirations and priorities, in particular the regeneration objectives for the local area; o The contribution the proposed use will make to the vitality and viability of the proposed frontage and the centre generally and whether it will contribute to shoppers experience.
e) Supporting uses which provide active frontages at ground floor level, support street activity and generate a high degree of pedestrian movement; f) Encouraging effective use of upper floors that contribute to town centre vitality and regeneration such as business or residential use. g) Requiring in accordance with the NPPF, that town centre uses such as retail, leisure and office to be located in the borough’s town centres and then ‘edge of centre’. The Council will apply a sequential test and an impact assessment (where development is over 2,500sq.m) to planning applications for new and extended developments which are proposed to be located outside of the borough’s town centres;
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Planning Statement – 2 – 3 The Broadway, Woodford Green
h) Resisting development that results in the adverse impacts on the amenities of nearby occupiers; and i) Resisting development that harms the safety and traffic flow or increases traffic and parking problems in the town centre.
4.3.4 Policy LP11 (Managing Clusters of Town Centre Uses) seeks to resist the proliferation and over concentration of hot food takeaways in the borough by:
a) Requiring each new unit to be separated from any existing A5 unit or group of units by at least two non A5 units; b) Resisting proposals for A5 uses that fall within 400m of the boundary of an existing school, youth centre or park; c) Resisting proposals that have an unacceptable impact on highway safety; d) Resisting proposals that have an undue impact on residential amenity in terms of noise, vibrations, odours, traffic disturbance, litter or hours of operation; e) Resisting proposals that operate in inappropriate hours of the day; f) Resisting proposals that do not provide effective extraction of odours and cooking smells; and g) Resisting proposals that do not provide adequate on site waste storage and disposal of waste products.
4.3.5 These measures are intended to tackle obesity in the borough. Map 16 of the Local Plan highlights obesity rates for reception age children by ward and it is noted that according to this map, the Monkhams Ward has a lower obesity rate than the wider Redbridge borough.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
4.3.6 Map 17 of the Local Plan highlights obesity rates for year 6 children by ward and it is noted that according to this map, the Monkhams Ward has a lower obesity rate than the wider Redbridge borough.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
4.3.7 This policy does also advise that the Council will apply a proactive and strategic approach to town centre improvement.
4.3.8 Policy LP18 (Health and Wellbeing) advises that the Council will improve and promote strong, vibrant and healthy communities through ensuring a high quality environment with local services to support health, social and cultural wellbeing and reduce inequalities.
4.3.9 Policy LP19 (Climate Change Mitigation) seeks to tackle climate change by promoting zero carbon development and requiring all development to reduce carbon dioxide emissions.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
4.3.10 Policy LP22 (Promoting Sustainable Transport) seeks to deliver a more sustainable and efficient transport network that supports growth and a prosperous economy, reduces car dependency, encourages sustainable forms of transport, improves air quality and reduces greenhouse gas emissions. New development will be required to provide a Servicing and Delivery Plan to ensure that it can be adequately serviced within the site, to encourage shared servicing arrangements and the consolidation of deliveries.
4.3.11 Policy LP23 (Car and Cycle Parking) required new development to meet the minimum and maximum parking standards set out in the London Plan. Where a lower provision of parking than the maximum is proposed and where no minimum standards apply, proposals will be considered on the basis of:
1. Transport Assessment; 2. Levels of public transport accessibility; and 3. Availability of public on-street parking and the outcomes of any parking stress survey.
4.3.12 Policy LP23 also requires parking spaces for servicing and delivery vehicles to be provided in new development.
4.3.13 Policy LP24 (Pollution) advises that development that generates unacceptable levels of noise pollution or vibration will be resisted.
4.3.14 Policy LP26 seeks to secure high quality design by requiring that development:
• Is of a high architectural, urban and landscape design quality; • Conserves and enhances the character and significance of the historic environment and complements the borough’s heritage assets and their settings; • Consists of high quality details and materials that respects or improves local character; • Does not result in an adverse impact upon the amenity of neighbouring occupiers in terms of overlooking and privacy, daylight / sunlight, outlook, noise and vibration; • Provides appropriate facilities for refuse, recycling and servicing; and • Preserves key and important views as illustrated in the Characterisation Study (2014) or its updated equivalent.
4.3.15 Policy LP28 (Advertising and Shop Fronts) advises that the Council will support signage in designated town centres and key retail parades where:
• Shopfronts and signs placed on buildings respect the overall character and appearance of the building and the street scene; and
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Planning Statement – 2 – 3 The Broadway, Woodford Green
• It is demonstrated in applications for advertisement consent in Conservation Areas that the proposals respect the local historic and architectural character.
4.3.16 Policy LP28 also provides the following guidance:
• Advertisements should respect the design of the building on which they are erected and the character and amenity of the surrounding area; • The scale, colour, materials, illumination and siting of an advertisement should be appropriate to their location; • Fascia signs and projecting signs should respect the architectural and design features of the host building; • Large poster hoardings should screen a vacant site, a temporary use or an unsightly building or feature. Their design, means of support and illumination (if provided) should not detract from the building, or site or character of the area; and • Small poster panels should:
o Relate to an existing building and o not detract from the appearance of a street; o Be in proportion to the site and surrounding area; and o Not detract from the character and amenity of the surrounding area.
4.3.17 Policy LP32 (Sustainable Design and Construction) advises that the Council will require all development to contribute towards the mitigation of the effects of climate change. The overall objective is to ensure all development meets the highest possible environmental standards whilst considering the economic viability of schemes. It advises that the Council will promote sustainable design and construction in the borough on the refurbishment of non-domestic buildings.
4.3.18 Policy LP33 (Heritage) seeks to conserve, preserve and enhance the borough’s heritage assets. With regards to Conservation Areas, this policy advises that:
• Development proposals which preserve or enhance the character or appearance of the Conservation Area will be supported; • The conservation of heritage assets will be prioritised when considering the overall impact of development proposals on their significance and importance; • Development that does not preserve or enhance the character of designated heritage assets will be resisted unless it can be demonstrated that there are overriding public benefits to a scheme;
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Planning Statement – 2 – 3 The Broadway, Woodford Green
• Development proposals that affect heritage assets will be required to provide a Conservation Statement containing a detailed understanding of their significance, how the proposal will not harm the special interest or significance of the asset and where possible, takes opportunities to enhance the asset or its setting.
4.3.19 Policy LP41 (Delivery and Monitoring) advises that planning contributions will be used where appropriate to:
• Support sustainable development; • Secure the infrastructure, facilities and services to meet the needs generated by development; and • Mitigate the impact of development.
4.3.20 This policy advises that Redbridge adopted CIL on the 1st January 2012 with a charging schedule of £70 per sq. m applied across the borough. The Mayor of London’s CIL is also applicable and is applied at a rate of £35 per sq. m on all uses except schools / colleges and medical / health services. This is used to fund Crossrail.
The London Plan
4.3.21 Policy 6.13 (Parking) advises that unless for disabled people, no additional parking should be provided for use classes A2- A5 in town centre locations. The starting point for meeting parking demand for new retail development should be the use of existing public off-street provision. If on-site parking is justified, there should be a presumption that it will be publicly available.
4.3.22 Proposals must demonstrate that they make provision for deliveries and servicing.
4.3.23 The London Plan sets the following cycle parking standards for A5 uses:
• Long Stay: From a threshold of 100 sq.m, 1 space per 175 sq. m.
• Short Stay: From a threshold of 100 sq. m, 1 space per 40 sq. m
Planning Obligations Strategy Supplementary Planning Document (June 2006)
4.3.24 This document sets a threshold of 750 sq. m as a trigger for transport statements relating to A5 uses. Anything lower than 750 sq. m may require a transport assessment. Travel plans are dealt with on a site specific basis. Other contributions relating to art, archaeology, conservation, employment and training, CCTV, policing, sports facilities, creche facilities, recycling facilities or
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Planning Statement – 2 – 3 The Broadway, Woodford Green
‘green schemes’ are dealt with on a site by site basis.
Shopfront Design Guide: Listed Buildings and Conservation Areas Supplementary Planning Document
4.3.25 This document provides guidance on the Council’s policies regarding alterations to existing shopfronts in Conservation Areas. It highlights features of traditional shopfronts which include: the entablature, pilasters, plinth / stallriser, display window and doorways. With regards to the renewal of shopfronts, this document advises that where a traditional shopfront survives, it is likely to contribute to the character or appearance of the Conservation Area. In such cases, there will be a presumption in favour of its retention and appropriate repair. Where a shopfront has been altered but retains historic elements, these should be retained in any replacement. Where the original shopfront does not survive, the Council will seek a design which reflects the design of the host building and the setting of that building. The preferred approach will be the template of the traditional shopfront. Where two units are to be united in one ownership, the appearance of the parade must be maintained by retention of the pilasters dividing the shopfronts. Common errors with replacement shopfronts are highlighted as follows:
• Excessively large fascia signs; • Fascia signs that are not aligned with the console brackets and that project beyond the front of the cornice; • Fascia signs that continue uninterrupted across more than one shop unit; • The removal of pilasters between shop units; • Display windows of large sheet glass with no visible supporting frame; • Shopfronts without stallrisers; and • Fixed blinds or canopies.
Woodford Broadway Conservation Area Appraisal (November 2014) and Woodford Broadway Conservation Area Management Proposals (September 2014)
4.3.26 Character Area 2 of the Woodford Broadway Conservation Area incorporates the application site. This area is described by this document as:
‘Character Area 2 to the south forms the commercial core immediately north of the station and is characterised by larger scale development, with a curved parade of shops with attractive Edwardian detailing to the upper storeys on either side of The Broadway. Its larger scale clearly signals its commercial character that complements the largely contemporary residential
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Planning Statement – 2 – 3 The Broadway, Woodford Green
development to the north. The character area is small, incorporating only the commercial Edwardian buildings, open space to the south and west, bowling-green to the north and the Victorian station building. In its age, architectural detailing and use of materials, it clearly shares a close historic and aesthetic relationship with the contemporary first phase of the Monkhams Estate’.
4.3.27 Paragraph 4.22 of this document continues:
‘In the first decade of the C20, the landscape changed dramatically with the development of The Broadway, beginning first with the two parades of shops on either side of the road c.1905. The historic building plans record designs for two parades, with shops to the ground floor and living accommodation above, with the exception of no.31 (east) which was designed to have a show room at first floor’.
4.3.28 Paragraph 4.23 continues:
‘By the time the 1920 OS map was published, (fig. 5 and Appendix B), the landscape had changed considerably. Monkham’s Lake had been filled in and the commercial area around The Broadway appears to have been thriving with two banks and in 1939 a Post Office. The main elements of the Monkhams Estate are in place by this time, with development largely concentrated around The Broadway but extending northwards along Monkham’s Drive, Monkham’s Avenue and King’s Avenue’.
4.3.29 Paragraph 4.27 advises that:
‘The Broadway underwent considerable change towards the end of the C20 with the demolition of the houses along the north and south of Snakes Lane. This saw the large detached houses replaced by denser flatted developments and a shopping parade. While the density of development has increased and the individual gardens and landscaping relating to the Victorian houses has been lost, grassed open space and mature trees are pleasant reminders of its historic appearance’.
4.3.30 This document provides key management objectives for the Conservation Area which include the following:
• The use of Article 4 Directions to retain original doors and windows; and • An enhancement strategy and support for owners to repair traditional and replace inappropriate shop fronts and fascias with appropriate signage, sensitive to the historic character of the Edwardian shopping parade.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
Woodford Broadway Enhancement Scheme (February 1988)
4.3.31 This document provides guidelines to ensure that the Conservation Area is conserved and enhanced. It provides guidance on standard shopfront elements, acceptable shopfront designs, common errors in shopfront design, security for shopfronts and disabled access for shops.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
5.0 Planning Assessment
5.1 Introduction
5.1.1 This planning application relates to the ground floor of the existing property at no.3 The Broadway, Woodford Green and seeks full planning permission for a change of use from a bank (Use Class A2) to a hot food takeaway (Use Class A5) together with minor internal and external alterations. It also seeks permission for the installation of a new shopfront to 2 – 3 The Broadway.
5.1.2 Having regard to the policies of the Development Plan the key planning matters are:
• Principle of Development
• Design / External Appearance
• Highways and Transportation
• Impacts on Amenity
• Impact on the Character and Appearance of the Woodford Broadway Conservation Area.
5.1.3 Each of these planning matters is addressed in further detail below.
5.2 Principle of Development
5.2.1 The property is located within the primary retail frontage of the Woodford / Broadway / Snakes Lane Local Centre where main town centres uses, including A5 hot food takeaways as defined in the NPPF, are acceptable in principle. Redbridge Local Plan Policy LP9 advises that town centre uses will be directed to: 1) the metropolitan centre of Ilford; 2) District Centres; and 3) Local Centres, including the Woodford / Broadway / Snakes Lane Local Centre.
5.2.2 The key Redbridge Local Plan policies relating to this proposal are policy LP10 and LP11. These are discussed further in the following paragraphs.
5.2.3 Policy LP10 seeks to manage town centres and retail uses appropriately to protect their vitality and viability. Within primary shopping frontages, this policy seeks to retain a minimum of 70%
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Planning Statement – 2 – 3 The Broadway, Woodford Green
of ground floor units as A1 uses. Woodford / Broadway / Snakes Lane Local Centre is characterised by a range of town centre uses with the wider terrace. It is noted that in this case, that the existing unit is used for A2 purposes meaning that the proposal will not result in the loss of an A1 use or have a detrimental impact on the proportion of A1 uses within the centre. It is therefore, unaffected by this policy.
5.2.4 This proposal will bring no. 3 The Broadway into use, maintaining an active frontage in this location and enhancing the overall vitality and viability of the Woodford / Broadway / Snakes Lane Local Centre.
5.2.5 Policy LP11 seeks to avoid clustering of hot food takeaway uses by ensuring that each A5 unit is separated from an existing A5 unit or group of A5 units by at least two non A5 units. There are no existing A5 units within the wider terrace and there is a significant distance between the site and the next A5 use within the Local Centre (well in excess of two non A5 units). This will form the first A5 use in the wider terrace in which it is located. As such, this proposal will not result in clustering of A5 uses.
5.2.6 Policy LP11 also seeks to restrict A5 uses within 400m of existing schools, youth centres or parks. The application site is outside of the 400m radius for any existing schools, youth centres or parks within the surrounding area and does therefore, satisfy this policy requirement.
5.2.7 In line with the considerations discussed above, the proposed use is acceptable in principle.
5.2.8 Having regard to these considerations, the principle of development is considered to be acceptable, complying with the requirements of Local Plan Policy LP11 and the NPPF.
5.3 Design / External Appearance and Heritage Impact
5.3.1 Policy LP26 (Design), LP28 (Advertisements and Shopfronts) and LP33 (Heritage) seeks to ensure that all new development is well designed and respects the character of the local area and of any relevant heritage assets. In this case the site is located within the Woodford Broadway Conservation Area.
5.3.2 The relevant test of the Planning (Listed Buildings and Conservation Areas) Act 1990 is set out in Section 72 (1) which advises that:
‘(1) In the exercise, with respect to any buildings or other land in a Conservation Area, or any powers under any of the provisions mentioned in subsection (2), special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area’.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
5.3.3 As such, to meet the relevant legislative tests, a key consideration in this case is demonstrating that special attention has been paid to ensuring that the proposals conserve or enhance the character or appearance of the Woodford Broadway Conservation Area. The following paragraphs discuss this, and compliance with relevant Development Plan policies, in further detail.
5.3.4 As highlighted in Section 4.0 (Planning Policy), the Woodford Broadway Conservation Area Appraisal (November 2014) provides further guidance on the character and appearance of this designated heritage asset. The application site is located within Character Area 2 of the Woodford Broadway Conservation area which forms the commercial core to the north of Woodford Tube Station. This area is characterised by the curved parades of shops (including The Broadway) with many units exhibiting Edwardian detailing at upper floor level.
5.3.5 Proposed external changes include the installation of a new shopfront at 2 – 3 The Broadway. Further external changes relating to 3 The Broadway only include the installation of an extraction flue and fresh air intake grille to the rear elevation, a condenser unit on an existing flat roof to the rear; and the repositioning of an electricity meter to the front elevation.
5.3.6 A range of shopfronts are present in the vicinity of the site due to its Local Centre location. The original Edwardian shopfront has not been retained at the site and has been modified in recent years, as is the case for many of the neighbouring units. The existing shopfront for the Natwest Bank has a modern appearance, incorporating a cash machine and safe which interrupt the window arrangement. It is also noted that previous door openings have been blocked up.
5.3.7 The proposed shopfront will constitute an improvement on the existing, establishing a more balanced shopfront in terms of window to wall ratio and adhering to guidance on good shopfront design in Conservation Areas within the Shopfront Design Guide: Listed Buildings and Conservation Areas Supplementary Planning Document and the Woodford Broadway Conservation Area Appraisal. Whilst this application seeks a change of use for 3 The Broadway only, it includes a replacement shopfront for both 2 and 3 The Broadway. These properties form one unit at present and even though the proposal seeks to divide them, the client aspiration is to retain a consistent shopfront appearance which will preserve the character and appearance of the Conservation Area. The use of an appropriate proportion of glazing at ground floor level will maintain an active frontage in this location, something which local policies seek to encourage in Local Centres.
5.3.8 To the rear, external changes are limited to extraction flue and fresh air intake grille to the rear
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Planning Statement – 2 – 3 The Broadway, Woodford Green
elevation and a condenser unit on an existing flat roof to the rear. The rear location and modest scale of these additions will ensure that they will not have an impact on the wider streetscene.
5.3.9 The proposed external changes are modest in scale and are considered appropriate given the location of the unit. The works associated with the change of use on No.3 will maintain an active use in this location, to the benefit of the wider Conservation Area whilst the proposed replacement shopfront will constitute a significant improvement on the existing, uplifting the overall appearance of the property and the Conservation Area. As such, it is considered that this proposal will preserve and enhance the character and appearance of the Woodford Broadway Conservation Area in accordance with Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990; and Policy LP26 (Design), LP28 (Advertisements and Shopfronts) and LP33 (Heritage) of the Redbridge Local Plan (March 2018). On this basis, it is therefore, concluded that there is no presumption against the grant of planning permission in accordance with the statutory test in Section 72(1).
5.3.10 The proposals also accord with the NPPF, there will be no adverse impact on the significance of any identified heritage asset and there is no presumption against the grant of planning permission as the development accords with national planning guidance.
5.4 Highways and Transportation
5.4.1 The NPPF states that sustainable transport, safe and suitable access and the impacts of development should be considered. Development should only be prevented or refused on transport grounds where the residual cumulative impacts of development are ‘severe’. Policy LP22 (Promoting Sustainable Transport) and LP23 (Car and Cycle Parking) of the Redbridge Local Plan seek to reduce the need to travel and provide a sustainable and integrated transport network, encouraging development in locations that benefit from good access to public transport, goods and services. The Local Plan requires car parking and servicing to be considered for non-residential proposals.
5.4.2 The site occupies a highly sustainable location within the Woodford / Broadway / Snakes Lane, benefitting from excellent access to public transport services and local facilities. Woodford Underground Station is located a very short distance away and the site is well served by bus services to the surrounding area. Furthermore, the site is located in close proximity to a wider residential area, providing good access to a local customer / employee base.
5.4.3 Staff are more likely to use sustainable modes of travel to get to and from the site due to its highlight sustainable location and proximity to public transport services.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
5.4.4 Short term car parking is available along Snakes Lane West, a short distance from the site. These spaces are pay and display between 8:30 am and 6:30 pm Monday to Saturday (maximum stay: 2 hours / no return within 1 hour). Outside of these times, parking in these spaces is unrestricted. This provide ample short term parking for customers collecting orders. The nature of the proposed use means that visits to the premises will be short in terms of duration, giving rise to a negligible impact in terms of highways movements.
5.4.5 Servicing would be undertaken from the rear, accessed via Bairny Wood Approach.
5.4.6 In summary, given the site’s location within a defined Local Centre, the anticipated profile of home deliveries against customer collections (Papa John’s business model is that approximately 60% of all orders are for delivery to customers) and the planned servicing and delivery arrangements, the proposal will not have an adverse impact on the operation of the road network or matters of highway safety. The proposal would therefore, accord with the requirements of Policy LP22 (Promoting Sustainable Transport), LP23 (Car and Cycle Parking) and the NPPF.
5.5 Impacts on the Adjoining Uses
5.5.1 Redbridge Local Plan policy LP11 (managing clusters of town centre uses) seeks to ensure that A5 hot food takeaway uses do not have an adverse impact on neighbouring residential occupiers.
5.5.2 Policy LP11 seeks to ensure that new A5 uses do not have an unacceptable impact on any nearby/neighbouring residential amenities.
5.5.3 The closest residential use is located at first floor level of the application site with additional residential uses at second floor level and at first and second floor level within the wider terrace.
5.5.4 This application is accompanied by details of an extraction and ventilation system to be installed in association with the proposed use. The equipment has been specifically designed to meet the applicant’s operational requirements, where the cooking processes involve baking only and do not include any deep frying or the use of oil or fat. The proposed ventilation system will remove any cooking odours or fumes, treat them and discharge them via an extract flue, which will discharge on the rear elevation as shown on the plans accompanying the application. This is not located in close proximity to any residential windows, minimising its impact in terms of residential amenity.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
5.5.5 Papa John’s (GB) Ltd also operate a Noise Management Plan at each of their units, to ensure that noise is minimised and does not adversely affect the amenity of the area. The Noise Management Plan (attached at Appendix 1 of this Statement) includes practices employed by the applicant to minimise noise from customers visiting the store as well as deliveries being dispatched.
5.5.6 It is proposed that the hot food takeaway and pizza delivery use would operate from 10:00 – 23:00 Monday to Friday, 10:00 – 00:00 Saturday and 10:00 – 23:00 Sundays and Bank Holidays. It is considered that the proposed opening hours are consistent with the unit’s local centre location and surrounding uses.
5.5.7 Overall it is concluded that the proposed development would not have an adverse impact on the amenity of the local area by way of noise, disturbance, smell or fumes.
5.5.8 Overall, it is concluded that the proposed development would not have an adverse impact on the amenity of the local area or neighbouring occupiers by virtue of noise, disturbance, smell or fumes. In these terms, the proposed development complies with policy LP11 of the Redbridge Local Plan and the NPPF.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
6.0 Summary and Conclusions
6.1 Summary
6.1.1 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 no.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
6.1.2 The location of the proposed use within a defined Local Centre is consistent with both the NPPF and relevant local plan policies which seek to ensure that main town centre uses are directed to town, district and local centres. This proposal would retain an active use in this location, maintaining the vitality and viability of the Woodford / Broadway / Snakes Lane Local Centre. The proposal would not result in the loss of an A1 uses within the Local Centre and is not located within the 400m exclusion zone of any schools, youth centres or parks. It is therefore, acceptable in principle.
6.1.3 The proposed replacement shopfront for 2 – 3 The Broadway would constitute an improvement on the existing and would have a high quality design that would preserve the character and appearance of the Woodford Broadway Conservation Area in accordance with relevant legislative tests and national planning policy guidance. External alterations to the rear are modest in terms of scale. They have however, been designed to be in keeping with the surrounding local context.
6.1.4 The site is accessible to all and well served by public transport and car parking along Snakes Lane West. The development would have no adverse impact in traffic terms, with no impact on traffic flows or the local road network associated with customer collections, home deliveries or servicing of the unit.
6.1.5 The proposed development includes measures to ensure there are no adverse impacts on adjacent occupiers. The proposed extraction and ventilation system will be effective in treating odour arising from the baking process. The hours of operation proposed are appropriate for the Local Centre location of the site and the applicant also operates a Noise Management Policy to ensure that noise from general comings and goings to and from the unit are minimised.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
6.2 Conclusion
6.2.1 It is concluded that the proposed development is consistent with the Development Plan for the area. There are no material considerations that indicate planning permission should be refused. In accordance paragraph 11 of the NPPF, it is therefore requested that the application be considered favourably, and planning permission granted, subject to any reasonable and relevant conditions.
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Planning Statement – 2 – 3 The Broadway, Woodford Green
Appendix 1 – Noise Management Plan
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Noise Management Plan
Our systems for noise management provide for the following provisions:
The doors to the premises are fitted on sprung hinges which incorporate a soft close mechanism. Consequently, the door doesn’t slam when customers leave the premises. A3 sized posters with the company’s logo are posted in plain view of customers with the words “This is a residential area. Please be considerate to our neighbours by leaving the premises quietly.” Papa John’s train their staff to courteously remind customers to leave the premises quietly and in an orderly manner.
In terms of noise generated from deliveries the following strategies are employed:
All drivers are trained using a DVD that the Papa John’s training team has developed, this advises of the need for compliance with road safety and noise management There are laminated screen surrounds positioned on driver despatch screens. These are a training tool and reiterate key points about customer service, road and vehicle safety and noise management Car horns are not be used inappropriately Drivers will not slam doors Drivers will not loiter or socialise outside the unit Delivery vehicles used will be road worthy, in good working order and their condition monitored on a daily basis as part of the manager’s checklist Dates for vehicle servicing and MOT’s are logged in the electronic point of sale systems installed in the units to ensure all delivery vehicles are maintained in good working order