Agenda item

Change of use of existing building, Children`s indoor playground E(d) to part retail unit E(a) and part Children`s Nursery E(f). Single storey extension. Recladding of building including new widows and roof.

The committee considered planning application P23/S2058/FUL for the change of use of existing building, Children`s indoor playground E(d) to part retail unit E(a) and part Children`s Nursery E(f). Single storey extension. Recladding of building including new widows and roof, on land at 2-6 Whizzkidz Ltd, Jefferson Way, Thame.  

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 the meeting. 

The planning officer introduced the report and highlighted that the application was brought to the committee due to the objection of Thame Town Council.

The planning officer informed the committee that the application was within an industrial area in the southern part of Thame and had been used as an indoor play area since 2004. The proposal itself sought to divide the site into two separate spaces with different uses: a shop and nursery. He also noted that the application sought a small extension to the rear of the nursery and that it proposed to reclad the building.

As the site had Use Class E rights, the planning officer highlighted to the committee that the entire site could be converted into a shop without the applicants needing to submit an application to the Council. 

The planning officer also commented on the size of the shop, noting its floor space and that it was designed to serve the local community and so would not be appropriate for a town centre location. He also mentioned that there was a proposed condition on the approval so that only convenience good could be sold. 

Overall, as there were no objections from technical consultees, and the planning officer believed that the application would bring benefit to the local community, he recommended that the application be approved.

Graeme Markland spoke on behalf of Thame Town Council, objecting to the application. 

Nik Lyzba, the agent representing the applicant, spoke in support of the application. 

The committee inquired into the parish councils comment about the closure of a shop in the centre of Thame which they believed could be replaced by a supermarket, and so why had the applicant not chosen to use that space. In response, the planning officer mentioned that the foot space of the town centre location was much larger than the one proposed in the application and also that the proposed site was designed to support the local community who lived further away from the town centre. He went on to reiterated that the existing building had Use Class E rights providing them a strong fallback position as the applicant could turn the whole building into a shop. In that situation, the council would not be able to control conditions, such as on parking, like they could through the current application. 

Members asked about the parking provision proposed and the planning officer clarified that there was no defined amount required for customer parking for the nursery, only for staff, and that the Highways Authority standards for a Class E shop of the size proposed in the application, was met. Some members did express concern that the staff for the shop would take up several of the spaces, reducing the amount available for customers. However, the committee did not believe that this was substantial enough of a reason to refuse the application as they noted that the shopworkers could walk in from the local community or use the onsite cycle storage provided. The committee also did not believe that the application would produce any noise nuisance to the residents nearby.

Overall, the committee agreed that the site would provide good services for the local community and would have sufficient parking for the size of shop that was being proposed, and that some of the nursery parking spaces could be used for the shop outside of their opening hours. In addition, they noted the credible fallback position of the application, of turning the entire block into a shop, but agreed that the subdivision and creation of a nursery was a better alternative.

Therefore, for these reasons, and as they were satisfied with the proposed conditions, the committee agreed that the application should be approved.

A motion, moved and seconded, to approve the application was carried on being put to the vote. 

RESOLVED: to approve planning application P23/S2058/FUL, subject to the following conditions:

1. Commencement to begin within 3 years - Full Planning Permission

2. Development to accord with the approved plans

3. Parking and Manoeuvring Areas to be retained and laid out as approved

4. Details of soft landscaping to be submitted and approved in writing

5. Cycle Parking facilities to be submitted and approved in writing

6. A Travel Plan Statement to be submitted and approved in writing

7. Development to use materials as specified in the application plans

8. An external lighting scheme to be submitted and approved in writing

9. One electric charging vehicle point to be provided in accordance with details to be provided

10. No more than 20% comparison goods to be sold in the retail unit