Comments on Application 26/00074 Oldfield Food and Wine 40A Oldfield Road, SL6 1TW

Change of use from retail shop to hot food takeaway and the installation of a chimney extractor.

This is the application for resubmission of the previously granted application No. 21/03614. Decision dated 24-06-2022.

There have been some material changes since the last application. The “retail shop” is a subdivided part of a convenience store that is now a barbershop. The proposed development will not support economic growth in the area, as no evidence has been provided that the fast-food outlet will employ more people than the existing barbershop. As to how the addition of a flue will “respect and enhance the local environment” as required by provision QP3 is a mystery. This application does not support BLP policies ED1, 2, and 3. With the single exception of a light industrial unit, the rest of Oldfield Road, together with side roads, is entirely residential in nature.

The existing convenience store is retained. As there are no road markings delineating entry/exit and parking bays, only two cars are observed as able to park in the triangular-shaped forecourt, which will need to be kept clear when there are deliveries. Any suggestions that more cars can park there are not borne out in practice. Two cars are frequently observed outside the convenience store, leaving no additional parking for the proposed hot food outlet. Sometimes a car is seen parking opposite Oldacres, in contravention of the Highway Code rules, which stipulate that 10m must be left clear. The exit or entry is directly opposite the road named Oldacres, which leads to a large housing estate and Guards Club Park. Oldfield Road, which forms the main south ring road around Maidenhead, is very busy at peak times, with traffic sometimes queuing from Bath Road as far as the Bray Road roundabout. The speed restriction measures along this length of the road have turned the road into an obstacle course, with traffic weaving in an attempt to avoid the many speed cushions, requiring the use of the full width of the road without any parked cars. The road has not been well-maintained, and the footpath alongside the John Guest light industrial unit leading to the proposed takeaway from the south is often partially blocked when cars and vans park on it, as parking at the roadside would cause an obstruction.

The proposed extract flue is about 18 meters distant from the nearest apartments opposite (Amber Place/Elmwood Gate). General guidelines adopted by most local authorities state that any flue should be 1m above the ridge of any building within 20m of the kitchen. This would require the flue to be far taller, above the roof level of Amber Place (over 12m), and so would be an eyesore. If this 20m rule is not applied, RBWM should state what distance they deem acceptable and provide evidence for this.

The drawings are inadequate. They do not show the foul drainage, nor where a grease interceptor would be installed. The external elevation does not indicate a window or exhaust fan outlet for the toilet. The specification for internal walls and doors that should be fire-resistant is not stated. The external fire escape door must open outwards, not inwards, as shown on the plans. Outside the premises is a hydrant marker plate, but there is no sign of a fire hydrant. The location of the hydrant should be shown on the plans and checked by the fire service to ensure that it remains accessible at all times. It is illegal to park over or close to a hydrant. A risk assessment is required to cover gas (if used) and staff safety. No space has been allocated for changing facilities, and the toilet cubicle space is inadequate and unsuitable for this purpose. Doors with a gap no greater than 5mm must be fitted to control vermin. The existing doors may be unsuitable.

Hot food takeaway shops usually produce a significant volume of waste. It is essential that secure and adequate waste storage is provided in order to reduce the harm to visual amenity and the serious risk to public health. Commercial bin stores should be contained within the property's curtilage, and where this is not possible, secure storage structures should be provided. No space has been allocated in the kitchen area for a sink for food washing and preparation. No space allocated for at least three waste bins (food, recycled, and general plus oil waste). In short, there is not enough space to operate properly and legally.

The operating hours have not been stated, but these should reflect the fact that the facility is in a residential area. Litter is always an issue close to takeaway outlets. There is no indication as to how this will be managed. Refer to: https://www.gov.uk/government/news/stricter-rules-to-clamp-down-on-takeaway-litter.

Local Plan Policies EP1, EP2, and EP4 emphasise inter alia that “Residential amenity should not be harmed by reason of noise, smell or other nuisance”. Air quality and transport assessments (which are lacking) should be linked to health impact assessments. It is quite obvious from comments based on the earlier application that residents believe that this change of use would harm the local environment. It is disappointing that this was not given more weight when the earlier application was approved. “The Borough is committed to protecting existing environmental quality and, where possible, reducing adverse effects on the local and natural environment as a result of changes in activities or from new development” (BLP 13.2.1). The change in use from a hair salon to a fast-food outlet contravenes these stated objectives.

The list of neighbouring properties notified is insufficient. Whilst this is normally within a distance of 20m from the facility (which ought to include some of the tenants in the apartment block opposite), RBWM can widen this when an application has an impact on properties further away. Residents in Amber Place opposite (18m distant), as well as those living in houses in the first 20m along Oldacres should also be notified of this application and be given time to comment. Currently, only neighbours in two houses in Oldfield Road have been notified.

The supporting information in application 21/03614 has expired and must be resubmitted. However, the information submitted previously is inadequate for the current application, as demonstrated above.

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