The current street scene in Salusbury Road, Queens Park
The site and green space behind
Proposed front elevation
An existing ground floor flat at 62, 62A-D, Salusbury Road could be converted to Class E commercial use if a planning application to be be considered at Brent Planning Committee on April 19th (6pm) is approved.
The loss of ground floor residential space will be compensated for by development of the roof space into a second floor flat and there are proposed extensions at ground floor level.. There are 26 objections to the scheme recorded at present on the Brent Council planning portal some of which come from existing occupiers of the flats.
The agent summarises the proposal:
Specially, the proposals involve the following works:
• The creation of a new high-quality two-bedroom residential unit at second floor level through the conversion of the existing loft space and through a dormer that has been designed to comply with the Council’s SPD Design Guidance.
• The change of use of part ground floor from residential to Class E commercial use. This is an underutilised unit with poor outlook and amenity and the reprovision of residential use at second floor would ensure there would be no net loss of housing.
• The change of use at ground floor would also see minor extensions provided to the rear and side.
• The underutilised rear garden would be landscaped into dedicated communal amenity space for the new unit, along with the two existing units at first floor level. Another small section of this space would be allocated to the commercial units at ground floor.
• Dedicated cycle parking and refuse and recycling facilities would also be provided at ground floor level.
• A new air condenser unit would be provided at ground floor level to provide heating and cooling for the new commercial unit.
A number of local residents are concerned that the premisies may bcome a pub or a restaurant. The Planning Officers respond with an assurance that this is not proposed and supply a very varied list of what the premises could be used for within the E designation:
The physical alterations and additions to the frontage are not considered to impact the amenity of neighbouring properties. In terms of the change of use, objections have been raised about the concerns of a potential use of the ground floor Class E floorspace as a restaurant or bar. The applicant has outlined that the proposed development will not make provision for the Class E unit at ground floor level to be used as a drinking establishment nor a café/restaurant.
The applicant does wish to ensure that the commercial unit has suitable flexibility for a range of town centre uses. They have proposes the unit be restricted to the
following use classes: Class E(a) Display or retail sale of goods, other than hot food; Class E(c) provision of financial services, professional services (other than health or medical services), or other appropriate services in a commercial, business or service locality; Class E(d) Indoor sport, recreation or fitness (not involving motorised vehicles or firearms or use as a swimming pool or skating rink,) Class E(e) Provision of medical or health services (except the use of premises attached to the residence of the consultant or practitioner) Class E(g) Uses which can be carried out in a residential area without detriment to its amenity, Offices to carry out any operational or administrative functions, Research and development of products or rocesses, Industrial processes. The proposed uses are considered compatible with surrounding residential uses. These will be confirmed via condition.
Planning Officers advise members of the Planning Committee that the proposal is acceptable in planning terms:
The proposed development would not result in the net loss of residential dwellings and would create a good quality dwelling within the extended building. The proposed additional commercial unit and shopfront within a Town Centre is supported. The proposal is considered to comply with all relevant policies and to be acceptable in planning terms subject to conditions.
LINK to Agenda Item
