Application description: Demolition of existing building to facilitate the erection of part 4 storey part 3 storey building comprising A3 restaurant use at basement and ground floor and eight residential units (6 x 1 bed and 2 x 2 bed) on upper floors with associated hard and soft landscaping, parking, cycle and refuse stores

Applicant: Unico Developments Limited

Application received: 15.02.2019

SUMMARY OF APPLICATION

The proposed mixed-use development, comprising of 8 residential units and an A3 restaurant is considered to be acceptable within an Area of Mixed Use, whereby mixed-use developments are directly encouraged by both local, London and national planning policies. This mix of uses has been confirmed to be acceptable by the

Council's Planning Policy team.

The development would create additional housing in an accessible location, whilst marginally increasing the overall amount of employment generating floorspace compared to the existing situation. This is in accordance with policies that promote the creation of employment space within mixed-use areas thereby providing valuable employment floorspace. An A3 restaurant is proposed to the basement and ground floor levels of the development, which is considered to be an appropriate use for this High Street location. The potential benefits of the proposal are acknowledged in terms of an improvement to the window display/active frontage compared to the

previous A2 bank use. There is no loss of retail floor space. There is also no affordable housing contribution able to be supported in viability terms.

The existing building is not a BTM and is not considered to contribute positively to the area generally, and as such no objection is raised to its demolition. Surrounding buildings including the adjacent BTM, the 'Teddington Arms', are generally limited to three storeys. As such the proposed four storey building would be a storey higher than surrounding buildings, however an accented corner plot which bookends the street-scene is considered acceptable in light of other corner buildings within the High Street which also rise to four storeys. The Cedar Road elevation is noted to represent a relatively significant massing, however the southernmost section of proposed building steps down to a broadly comparable height to that of the adjoining residential properties on Cedar Road, Therefore, on balance, the proposed building is not considered to appear overtly dominant, nor present as an incongruous form of development that would be out of character with the surrounding pattern of development. Detriment to any nearby heritage assets has not been identified.

Surrounding residential properties would not be detracted from to an unacceptable degree and the proposed development would maintain adequate privacy levels and access to natural daylight and sunlight, in accordance with the BRE standards. The design is such that it would not result in an overbearing impact or excessive

overlooking, with the imposition of appropriate conditions.

The development seeks to preserve, and would introduce a range of sustainability initiatives, landscaping and ecological improvements, including a green roof which would benefit the site and local context. The proposed residential element of the proposal would also meet with the national space standards to provide a reasonable

level of internal amenity and external amenity of balconies.

The proposed development only proposes one off-street parking space and parking stress in the area is noted to be relatively high, however on balance the development would not be considered to result in excessive on-street parking overspill due to its High Street location and available public transport options within close vicinity of the

site.

Secure cycle parking in accordance with the Council's standards would be provided for the residential element of the proposal, and further off-site cycle parking for the restaurant would be conditioned as a legal agreement.

RECOMMENDATION: It is recommended the Planning Committee GRANTS planning permission with the conditions listed in Section 10 of this report

1. REASON FOR PLANNING COMMITTEE DETERMINATION
2. 1 The Council's Constitution does not give the Assistant Director of Environment &

Community Services (Planning & Transport Strategy) delegated powers to determine

the application in the way recommended; such decisions can only be made by the

Planning Committee.

1. DESCRIPTION OF THE SITE AND ITS SURROUNDINGS
2. 1 The application site relates to land situated on the corner of Teddington High Street

and Cedar Road, Teddington. The existing building on the site comprises an

unsightly two-storey flat-roof building with a single storey rear extension and side

forecourt with access via Cedar Road. The existing building provides vacant A2 floor

space at ground level with ancillary office space to the A2 use at first floor level

(providing staff toilets, kitchen and storage areas). Additionally, there is a residential

unit at first floor level with independent access provided via an external staircase.

1. 2 The site is situated within the High Street Teddington Conservation Area (CA37);

however the existing building does not constitute a Building of Townscape Merit

(BTM), or a Listed Building, however the adjoining building at No. 40 is a BTM, along

with the Teddington Arms Public House.

1. 3 The site is located opposite the Cedar Road car park which features a number of

mature trees which are considered to contribute to the visual amenity of the locality.

1. 4 The site is also noted to be situated within the High Street Teddington – Area 5 and

Conservation Area 37 Hampton Wick & Teddington Village Planning Guidance,

Teddington Town Centre and Key Shopping Frontage 6-42 High Street, Teddington.

The full planning application