Agenda item

Change of use from dentist's surgery (Class E) to two 2-bedroom flats (Class C3) incorporating single storey rear extension and changes to elevations facing road to remove redundant shopfront (first floor north-west facing bedroom windows obscure glazed and fixed shut and cycle stands added to front garden as shown on amended plans received 18th December 2020 and proposed rear rooflights shown on amended elevations and section plans received 16th June 2021) at 136 Reading Road, Henley-on-Thames.

The committee considered application P20/S4181/FUL for the change of use from dentist's surgery (Class E) to two 2-bedroom flats (Class C3) incorporating single storey rear extension and changes to elevations facing road to remove redundant shopfront (first floor northwest facing bedroom windows obscure glazed and fixed shut and cycle stands added to front garden as shown on amended plans received 18th December 2020 and proposed rear rooflights shown on amended elevations and section plans received 16th June 2021) at 136 Reading Road, Henley-on-Thames.

Consultations, representations, policy and guidance and the site’s planning history were detailed in the officer’s report which formed part of the agenda pack for this meeting.

The planning officer clarified that condition 6 in the report, which referred to the joinery and railing details, would also include brickwork, as windows were being adjusted to the proposed change of use.  The committee was informed that the application was supported in principle by local plan policy H3 and neighbourhood plan policy H4. It was added that a dental surgery was not classified as an essential community facility under local plan policy CF1. The application had demonstrated that the market for dental surgeries in the area was saturated. It was added that the application would offer significant improvements to the living conditions for nearby residents, compared with unrestricted uses which could be taken with permitted development rights. Officers considered the proposed changes of use to two flats would be more compatible to surrounding properties and the rear extension would not impact neighbouring amenities. The shortfall in outdoor amenity space would be acceptable due to the site’s sustainable location. The Oxfordshire County Council, the local highway authority had accepted the applicant’s data for the transport statement, incorporating  a ’parking beat survey’, with the view that the dental surgery would generate greater traffic in comparison to a proposed residential dwelling. The planning officer also reported that the application was fully compliant with local plan policy TRANS5, which sought to ensure that new development would provide a safe and convenient access for all users of the highway. Subject to the recommended conditions, officers considered that planning permission should be granted.

Councillor Ken Arlett, a representative of Henley Town Council, spoke objecting to the application.

Jonathan Parkinson, the applicant, spoke in support of the application.

The committee raised a question to the applicant regarding the upstairs flat relating to the roof lights. Considering the location within the conservation area, the committee enquired whether the roof lights could be opened or if residents of the dwelling would be required to sleep in a bedroom without a window. The applicant explained that an existing roof light would be capable of being opened. A second question was asked around the previous attempt at selling the dental site and whether it had been advertised for the wider commercial market. The answer was that the sale had been specifically targeted for use as a dental surgery.

The planning officer was asked about the residential parking scheme which came into force in November. An enquiry was made as to whether parking permits could benefit the property and whether conditions could be added. The officer explained that as the application site was not within the controlled parking area and it was explained that planning conditions relating to controlled parking were not within the remit of the authority. An additional question was raised on whether a condition could be added to require electric vehicle charging points. The officer clarified that a charge point condition could be added, although the site did not have a dedicated parking space.

A motion moved and seconded, to grant planning permission was declared carried on being put to the vote.

RESOLVED: to grant planning permission for application P20/S4181/FUL, subject to the following conditions;

1: Commencement of development within three years

2: Development in accordance with approved plans

3: Obscure glazing to north west facing windows

4: Rooflights (specified cill level and flush fitting)

5: Cycle parking to be provided in accordance with the approved plans

6: Joinery and brickwork and railing details to be agreed