Agenda item

Change of use from Class E(a) to Mixed Use for restaurant and takeaway (Class E(b) and Sui Generis); addition of HVAC plant, provision of vehicular access from Northway accommodating motorcycle and cycle parking with associated works at 94 – 102 High Street, Rickmansworth.

Recommendation: that planning permission be granted.

The application was for change of use from Class E(a) to Mixed Use for restaurant and takeaway (Class E(b) and Sui Generis); addition of HVAC plant, provision of vehicular access from Northway accommodating motorcycle and cycle parking with associated works at 94-102 High Street, Rickmansworth.

The application was before the Committee as it had been called in by three members of the Planning Committee to discuss the change of use and examine the rear access arrangements as proposed.

The Planning Officer provided an update that comments had been received from the Conservation Officer earlier in the day and had been circulated to members.  The Conservation Officer maintained no objection to the change of use but had raised some concerns with regard to the potential visibility of the acoustic fencing to the roof and the proposed alterations to the shop front entrance.

An amended list of recommended conditions had also been circulated to members.  Condition 2 had been updated to correct a reference to plan numbers, and the wording of some of the conditions relating to courier pick-ups had been tightened.  An additional condition had also been included requiring details to be submitted for the acoustic screening.

Councillor Lisa Hudson spoke against the application.

Councillor Diana Barber of Batchworth Community Council spoke against the application.

Committee members asked questions on the details of the application which were responded to by officers.  The Committee’s discussions included the following:

·        McDonald’s company policy was to conduct three litter picks per day, up to a 150m radius from the premises.  They also provided signage regarding recycling and supplied bins within the premises for this purpose.   Customers were also incentivised to recycle and dispose of rubbish through the use of ‘Litter Lotto’ app.  Details of the daily litter pick-ups would be conditioned via a management plan.

·        Customers would also have the opportunity to dispose of litter in the bins on the High Street.  A committee member commented that these bins already often became full with litter from existing businesses, and it was recommended that the Council be asked to look at the potential impact of litter arising from this proposal on the High Street bins.  Given that the food packaging to be used would be recyclable, the proposal to dispose of it on litter picks into the High Street bins would also result in recyclable waste going into general waste rather than being recycled.

·        A Construction Management Plan would be needed in order to require details of how the construction works to the rear and the lift shaft would take place, and to minimize the impact of the construction works on the High Street.

·        The applicant had indicated that they would install CCTV cameras within their site boundary, and this could be conditioned.  The High Street was also relatively well covered by CCTV cameras to pick up any anti-social behaviour. There were currently regular police patrols along the High Street.

·        The packaging to be used for the serving of food and drinks would be recyclable, and all oil was also recycled for biodiesel.  Waste would be separated and compacted on site before removal.  The company used a private waste collection service, so that there were no implications for the Council in terms of waste collection from the premises. 

·        Courier pick ups would be from ground / basement level, which would require couriers to descend a set of steps to reach the collection point.  Couriers were incentivised to make pick ups and leave the premises quickly, and a circa 5-minute turnaround time was expected.  Officers were asked to look into whether soft-closure doors could be conditioned, to minimize any impact to the amenity of neighouring residences. 

·        In relation to the courier service, concern was expressed about where couriers would wait if orders were not ready given the lack of space; noise levels of delivery cars, motorbikes or mopeds; and delivery car, motorbike or moped parking.  Officers responded that the management plan, to be secured by condition, would require details of the management of courier pick ups.   It was noted that the High Street was already used by other food delivery drivers servicing nearby restaurants, and that a level of ambient traffic noise already existed given the High Street location.  Officers highlighted that the premises could already be converted into a restaurant with ancillary takeaway provision under Use Class E with no requirement for planning permission, which would provide no ability for the Council to impose controls or restrictions.

·        Officers considered that operational hours for courier pick ups of 8am to 9pm, and 7am to 11pm for walk-in customers, represented appropriate mitigation of the concerns raised. This was a reduction to the hours which had originally been sought by the applicant.

·        Following the Conservation Officer’s comments, officers were asked to consider adding a condition to retain the swing doors to the front entrance, rather than installing new sliding doors.

·        The Environmental Health Officer’s report had referred to a lack of information to reach a recommendation.  A Committee Member therefore recommended that the application should be deferred to seek from the applicant the information which would allow the Environmental Health Officer to make a comprehensive assessment.  It was also recommended that Batchworth Community Council should be asked to provide a list of the issues they had raised so that these could be addressed, and that additional information should be included in relation to the Council’s role in providing bins on the High Street and recycling any recyclable materials. 

Councillor Morris proposed, and Councillor Lloyd seconded, deferral of the application to allow for the above information to be provided.

On being put to the vote this was agreed, the voting being unanimous.

RESOLVED: that the application be deferred.