Appeal dismissed over 'cramped' offices-to-flats conversion

A planning inspector has refused retrospective planning permission after an office building in Langley was converted into seven flats without planning consent.

Back in 2018, Tithe Barn, Langley, was converted from offices into residential accommodation.

However, planning permission had not been secured from Slough Borough Council before the works were carried out.

An application was then put forward for retrospective planning permission – which is required after work is carried out without prior consent from the council.

But Slough Borough Council rejected the retrospective plans in September 2024.

This decision was appealed to the Government’s Planning Inspectorate, but the inspectorate also dismissed the appeal.

It raised concerns about contamination, inadequate living standards and the negative impact the development would have on a listed building.

A Government-appointed planning inspector carried out a site visit at the converted barn on July 14 with an appeal decision later being published on August 7.

The planning inspector said four two-storey homes at the site had ‘significant’ shortfalls in floorspace which had created a ‘cramped’ layout.

The inspector added: “The dwellings do not have private or communal amenity space. Although there is a public park around an eight-minute walk away, I do not consider this adequately mitigates against the poor living conditions.”

Chartered architects Zyntax submitted a design and access statement on behalf of the applicant, named as Mr Khera, in 2022 which said this shortfall in space was only ‘marginal’.

Concerns have also been raised over ‘a direct intrusion and loss of privacy’ for the residents because cars were directly parked and manoeuvred outside the flats’ windows.

The planning inspector’s decision described how the Tithe Barn site is partly located within an area identified on Slough Borough Council’s potentially contaminated sites list.

This is due to the close proximity of a former industrial works which was infilled with unknown materials.

The council also highlighted the presence of a nearby petrol station and raised concerns over ground gases and hydrocarbon vapours accumulating at the development.

The planning inspector said the applicant had failed to provide any evidence as part of its retrospective application to explain how the risks posed to residents could be mitigated.

Tithe Barn is located next to The Granary, a Grade II-listed building but the planning inspector said the conversion works had not impacted The Granary’s original design.

The planning inspector’s decision noted that Slough Borough Council has been unable to demonstrate a five-year supply of deliverable housing sites.

He acknowledged the development could result in additional homes in a sustainable area which would reduce this shortfall.

But he said these factors did not override the fact the development failed to provide a satisfactory standard of accommodation.

The decision notice added: “The support for the development through the provision of additional housing is countered by the dwellings not providing a satisfactory standard of accommodation, and the absence of evidence that demonstrates occupants are not at risk, or can be made safe, from contaminated land.”

The Planning Inspectorate dismissed the appeal.