WORK on the controversial Tesco development in Croxley Green is set to begin in a year's time - and now plans are in the pipeline for a near identical scheme in Mill End.

Despite strong opposition from residents and repeated refusals from Three Rivers District Council, Tesco won an appeal last month to build an Express store and seven flats on the site of a former car showroom in Watford Road.

Buoyed by its success, the supermarket giant has now re-applied for planning permission to build an Express store and eight flats on the site of the former Happy Man pub in Berry Lane, Mill End.

The proposed development, which has been rejected twice by councillors for being too large, also faces fierce opposition from traders on nearby Tudor Parade, who are concerned they will be forced out of business.

Paresh Patel, owner of A-Z Convenience Store, said: "Of course we are concerned about trade being affected.

"Since a Tesco came to Ruislip Manor, both Budgens and Best One have shut down, but two applications have already been rejected and we are prepared to fight to the end."

Christine Alexandrou, owner of Maria Elena beauty salon, added: "The development would be on the corner of an awkward junction and having a Tesco here would encroach on parking for our customers, which is already a big issue.

"We will continue to vigorously campaign against the development."

Councillor Ann Shaw, leader of the council, said: "The fact that Tesco won its appeal in Croxley Green has no bearing on Mill End.

"The planning committee will be very careful to listen to what every party has to say."

Tesco spokeswoman Carol Leslie said: "We are working on submitting another application to address the concerns raised by the planning members."

Speaking about the Croxley Green site, which will be temporarily occupied by a car sales business until work is complete, she added: "We are delighted with the decision.

"Over the years we have worked really hard to come up with the most appropriate and sustainable development and complied with all the necessary planning guidelines and policies.

"We look forward to regenerating the site, creating jobs, serving local people and becoming part of the community."