An Article 4 Direction will start across in the Royal Borough next year – but it still faces Government scrutiny.
The Royal Borough cabinet agreed to go ahead with the move, first agreed last December, at its October 30 meeting. It will come into force on January 30 to limit Permitted Development Rights (PDR), which bypass the planning process and are principally used for converting offices into flats.
The Ministry of Housing, Communities and Local Government (MHCLG) has the right to demand modifications to an Article 4 Direction but the Royal Borough, on MHCLG advice, has proceeded so that it does not run out of time to implement it.
The ministry will still inspect the proposal and could modify it later.
A report to the meeting states that between 2013 and 2023, around 36,000 sq m of B1 (a) office floorspace, which could house around 2,600 jobs, was lost through PDR in the borough and 399 new homes completed in those buildings.
A further pipeline exists of unimplemented PDR schemes, totalling around 22,000 sq m, which would create 368 homes.
The report states: “Many councils have cited concerns over the delivery of poor-quality dwellings (often very small and lacking natural light), a lack of outdoor space and the failure to provide any affordable housing and vital infrastructure from such prior approval schemes.”
Cllr Andrew Hill told the meeting: “I raised the issue of Article 4 when business sites were being transformed in chaotic fashion and it became clear we could end up in a situation where office parks became confused, disparate or even, in the worst cases, untenable.
“And I was concerned that any Local Plan must be holistic. We must balance the need for housing against the need for land and businesses.”
Image (Google) shows Vanwall Business Park in Maidenhead where multiple PDR applications have gone through.
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As the primary firm of commercial property surveyors and agents in Windsor this is welcome news – those buildings lost to residential use involve a swathe of properties amongst which some are St Leonards House, Alexandra Court, Sceptre Gate, 2 William Street, Upper Floors Nat West Bank, 8 Sheet Street, significant loss in Park Street, the former Riverside Farmyard offices, Elizabeth House, Hogarth House ……. to name a few.
Residential conversions are sometimes not the greatest, also can be difficult to mortgage. Much better to focus on good quality business space for the long term economic benefit of the town. For those looking, come and have a chat with us. Always delighted to meet new clients and customers. Well done RBWM.