Decision details

Decision details

17/00685/FULM 1a, 9-13 Aldenham Road

Decision status: Recommendations Approved

Is Key decision?: No

Is subject to call in?: No

Decisions:

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application.

 

The Development Management Team Leader introduced the report, explaining that the application was for the demolition of the existing industrial/commercial building and erection of a single building comprising 15 residential units.  The development was close to the junction with Pinner Road and adjoined the Railway Arms public house.  It was in the Oxhey conservation area.  The design was contemporary and incorporated a flat roof and buff brick in common with materials in the conservation area.  The application had been subjected to a viability review and the applicants had agreed a commuted sum which equated to a 19% provision of affordable housing.  It was a car free development due to it being a highly accessible and sustainable location, close to Bushey station and multiple bus routes, local facilities and a small convenience food store. The location was also within easy walking distance of Lower High Street and the town centre.  

 

Attention was drawn to the update sheet, which included a correction and an amended condition. 

 

The Chair invited Ms Stephanie O’Callaghan from Laguna Properties Ltd, to speak for the application.   Ms O’Callaghan explained that, during consultation issues were raised which suggested that scale, design and parking were concerns. With regards to car parking, the surrounding residential roads experienced high levels of parking.  However the proposed development would have less intensive vehicle use than present.  The site was highly accessible.  In terms of scale the new building was only one storey higher than the existing structure.  In the design of the development understated colours had been used.  The current building detracted from the locally listed building.  The scheme would deliver new homes and develop brownfield land.  There would also be a substantial financial contribution to affordable housing in the borough. 

 

The Chair invited comments from the committee.

 

Members of the committee complimented the design and commented that it would be replacing something currently unattractive. However, there was apprehension about a car free development.  The issue of viability was raised and officers were asked for clarification.

 

Officers explained that there had been extensive discussion on the existing use value of the site as it was now vacant and derelict.  The applicant had agreed to make a payment of an amount recommended by the council’s consultants.

 

The Chair moved the officer’s recommendation subject to the additional condition on the update sheet.

 

RESOLVED –

 

that, pursuant to a planning obligation under s.106 of the Town and Country Planning Act 1990 having been completed to secure the following Heads of Terms, planning permission be granted subject to the conditions listed below:

 

Section 106 Heads of Terms

 

i)          To secure a financial payment of £322,292 towards the provision of               affordable housing in the Borough of Watford.

 

Conditions

 

1.         The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

           

2.         The development hereby permitted shall be carried out in accordance with the following approved drawings:-

           

            A2801-200 R15, 201 R13, 202 R13, 203 R11, 400 R6, 401 R5, 402 R5

           

3.         No development shall commence until a construction management plan, to include dust management and noise management, has been submitted to and approved in writing by the Local Planning Authority.  In relation to the dust management include mitigation measures detailed in tables 6 and 7 of the Air Quality Assessment prepared by XCO2, 17 May 2017. In relation to the noise management consideration must be given to the principles in BS5228.

 

4.         No demolition of the existing buildings or construction of the development shall commence until a detailed scheme to deal with the risks associated with the potential contamination of the site has been submitted to and approved in writing by the Local Planning Authority. That scheme shall include

           

i)          a site investigation scheme, based on the Desk Study report by Geotechnical and Environmental Associates Limited dated 4th May 2017 (ref. J17057), to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site;

 

ii)         the results of the site investigation and risk assessment referred to in (i) above and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken;

 

iii)        a verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (ii) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

No changes to these components shall be undertaken without the written approval of the Local Planning Authority. All works shall be carried out in accordance with the approved details.

 

5.         No construction works shall commence until a verification report demonstrating completion of the works set out in the approved remediation strategy (see Condition 3 above) and the effectiveness of the remediation has been submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met.

 

6.         If, during development, contamination not previously identified is found to be present at the site then no further development shall be carried out until the developer has submitted to, and obtained written approval from, the Local Planning Authority for a remediation strategy detailing how this unsuspected contamination is to be dealt with. All works shall be carried out in accordance with the approved details.

 

7.         The development permitted by this planning permission shall be carried out in accordance with the approved Flood Risk Assessment and SuDS Strategy Report (Version 3, dated August 2017) by Graphic Structures and the following mitigation measures detailed within the Flood Risk Assessment:

 

i)          Providing attenuation to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + climate change event.

ii)         Implementing appropriate drainage strategy based on discharge into Thames Water sewer.

 

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority.

 

8.         No development (excluding demolition works) shall take place until the final design of the drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:.

 

i)          Detailed engineered drawings of the proposed SuDS features including their size, volume, depth and any inlet and outlet features including any connecting pipe runs and manholes.

ii)         Final detailed management plan to include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.

 

9.         No development (excluding demolition works) shall commence until the specification of a mechanical air supply/extract system for each of the residential dwellings has been submitted to and approved in writing by the Local Planning Authority. The system must be capable of providing background and rapid ventilation for cooling with the windows of the respective dwelling remaining closed. The system must not compromise the sound insulation of the façades. The air delivered to the occupiers of the residential dwellings with windows facing Aldenham Road through this system should have an annual mean nitrogen dioxide (NO2) concentration of 40ug/m3 or less. Details of the siting of any air intake; extraction units; generators and other mechanical equipment serving this system that are likely to give rise to noise should be submitted, along with details of noise attenuation measures to be incorporated to ensure these units do not give rise to a noise nuisance. Noise from the external plant associated with this system, when combined with any building services plant, must not exceed limit of 39dB(A) during the daytime and 27dB(a) night time, one metre from the nearest residential façades. In addition, when in operation, the sound pressure level within each flat shall not exceed the internal noise levels contained in BS8233:2014 1 metre from any associated inlet or outlet. No dwelling shall be occupied until the approved ventilation system has been installed in full, unless otherwise agreed in writing by the Local Planning Authority.

 

10.       No development (excluding demolition works) shall commence until a noise mitigation scheme for each of the residential dwellings, based upon the recommendations of the Environmental Noise Survey by Hoare Lea dated 5th September 2017 (Revision 04), has been submitted to and approved by the Local Planning Authority. The scheme shall include the details and specifications of the sound reduction performance of all glazed and non-glazed elements of the building facades. An updated noise assessment shall be submitted to demonstrate that the proposed measures achieve the required internal noise levels. No dwelling shall be occupied until the approved mitigation measures have been installed in full, unless otherwise agreed in writing by the Local Planning Authority.

 

11.       No development (excluding demolition works) shall commence until a specification for the building services plant, to operate in combination to a noise emission limit of 39dB(A) during the daytime and 27dB(a) night time, one metre from the nearest residential façades, has been submitted to and approved in writing by the Local Planning Authority.  Any building services plant must not compromise the sound insulation of the façades. The applicant shall submit details of the building services plant, up to date plans and an updated Noise Assessment demonstrating that these noise emissions limits are met by the proposed plant.

 

12.       No development (excluding demolition works) shall commence until full details and samples of the materials to be used for the external surfaces of the building (including walls, roofs, windows, doors, balconies) have been submitted to and approved in writing by the Local Planning Authority.

           

13.       No development (excluding demolition works) shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:

 

            i)          Existing and proposed land levels;

ii)         Design and appearance of the retaining walls to the boundaries of the site;

            iii)        Cross-sections of the building in relation to the adjoining land,                        retaining walls and existing boundary treatments on all                           boundaries of the site;

iv)        Boundary treatments to prevent overlooking between the proposed building and adjoining land.

 

14.       No dwelling shall be occupied until a detailed soft landscaping scheme for all the land within the site has been submitted to and approved in writing by the Local Planning Authority. This shall include new tree and shrub planting to replace trees to be lost. The approved landscaping scheme shall be carried out not later than the first available planting and seeding season after completion of development. Any trees or plants whether new or existing which within a period of five years die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, or in accordance with details approved by the Local Planning Authority.

 

15.       No dwelling shall be occupied until a detailed hard landscaping scheme for all the land within the site has been submitted to and approved in writing by the Local Planning Authority, and the works have been carried out in accordance with the approved details.

 

16.       No dwelling shall be occupied until the refuse and recycling store and the cycle stores to serve the dwellings, as shown on the approved drawings, have been constructed and made available for use. These facilities shall be retained as approved at all times.

 

17.       No dwelling shall be occupied until the existing vehicular crossover on Aldenham Road serving the site has been removed and the footpath reinstated.

           

18.       No dwelling shall be occupied until details of a communal terrestrial television aerial(s) and satellite dish(es) have been submitted to and approved in writing by the Local Planning Authority.

                       

19.       For the avoidance of doubt, no communications development permitted by Class B or Class C of Part 16 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 shall be undertaken on the building.

           

20.       The 3 windows at first floor level and the 3 windows at second floor level shown to be obscure glazed on approved drawing nos. A2801-201 R13, 202 R13 and 400 R5 shall be non-opening and fitted with obscured glass at all times.

 

Informatives

 

1.         You are advised of the need to comply with the provisions of The Control of Pollution Act 1974, The Health & Safety at Work Act 1974, The Clean Air Act 1993 and The Environmental Protection Act 1990.

 

In order to minimise impact of noise, any works associated with the development which are audible at the site boundary should be restricted to the following hours:

 

·         Monday to Friday 8am to 6pm

·         Saturdays 8am to 1pm

·         Noisy work is prohibited on Sundays and bank holidays

 

Instructions should be given to ensure that vehicles and plant entering and leaving the site comply with the stated hours of work.

 

Further details for both the applicant and those potentially affected by construction noise can be found on the Council’s website at:

https://www.watford.gov.uk/info/20010/your_environment/188/neighbour_com            plaints_%E2%80%93_construction_noise.

 

2.         This development may be considered a chargeable development for the purposes of the Community Infrastructure Regulations 2010 (as amended). The charge is non-negotiable and is calculated at the time planning permission is granted. The charge is based on the net increase of gross internal floor area of the proposed development.

 

A person or party must assume liability to pay the levy using the assumption of liability form 1 which should be sent to the CIL Officer, Regeneration and Development, Watford Borough Council, Town Hall, Watford, WD17 3EX or via email (semeta.bloomfield@watford.gov.uk).

 

If nobody assumes liability to pay the levy this will default to the land owner.  A Liability Notice will be issued in due course. Failure to adhere to the Regulations and commencing work without notifying the Council could forfeit any rights you have to appeal or pay in instalments and may also incur fines/surcharges.

 

3.         This planning permission is accompanied by a unilateral undertaking under Section 106 of the Town and Country Planning Act 1990 to secure a financial payment towards the provision of affordable housing in the Borough.

 

4.         All new developments granted planning permission and to be constructed require naming or numbering under the Public Health Act 1925. You must contact Watford Borough Council Street Naming and Numbering department as early as possible prior to commencement on streetnamenumber@watford.gov.uk or 01923 278458. A numbering notification will be issued by the council, following which Royal Mail will assign a postcode which will make up the official address. It is also the responsibility of the developer to inform Street Naming and Numbering when properties are ready for occupancy.

 

5.         In dealing with this application, Watford Borough Council has considered the proposal in a positive and proactive manner having regard to the policies of the development plan as well as paragraphs 186 and 187 of the National Planning Policy Framework and other material considerations, and in accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2010, as amended. The Council entered into extensive pre-application discussions with the applicant and requested amendments during the consideration of the application.

 

6.         All works required to be undertaken on the highway network will require an Agreement with the Highway Authority. Before commencing the development the applicant shall contact HCC Highways Development Management, County Hall, Pegs Lane, Hertford, SG13 8DN to obtain their permission and requirements. This is to ensure any work undertaken in the highway is constructed in accordance with the Highway Authority's specification and by a contractor who is authorised to work in the public highway.

 

Publication date: 08/12/2017

Date of decision: 29/11/2017

Decided at meeting: 29/11/2017 - Development Management Committee

Accompanying Documents:

 

rating button