There was a change of membership for this meeting: Councillor Fahmy replaced Councillor Johnson.

Councillor Sharpe advised that he knew various people connected with The Wellspring Church, but had not discussed the details of application 16/01611/FUL (The Wellspring Church Centre). 

The Chair advised that, as a local ward councillor, he too had had dealings with individuals involved in The Wellspring Church, but had not discussed application 16/01611/FUL.

The minutes of the Development Management Committee held on 4 January 2017 to be submitted and signed.

Copies of the minutes of this meeting are usually available seven working days following the meeting.

All minutes are available on the Council’s website.

The minutes of the meeting held on 4 January 2017 were submitted and signed.

Residential development comprising 36 one and two bed flats and 40 short term accommodation units, with associated landscape, parking and public realm improvements, incorporating a new highway junction on to Tolpits Lane and amendments to the existing cycle way.

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 Principal Planning Officer (MS) introduced the item, explaining that the application was for a residential development comprising 36 one and two bed flats and 40 short term accommodation units with associated landscape, parking and public realm improvements, incorporating a new highway junction onto Tolpits Lane and amendments to the existing cycle way.  Two further letters of objection had been received by planning officers since the report had been published.

Application 16/01310/FULM had been considered by the committee on 14 December 2016, however a decision had been deferred.  The Chair noted that the applicant was a new joint venture partnership between Watford Borough Council and Watford Community Housing Trust.

The Chair invited Gareth Lewis from Watford Community Housing Trust to speak in support of the application.  Mr Lewis welcomed the revised report to the Development Management Committee, which had responded clearly to the reasons for deferral when the application was last considered on 14 December 2016.

Mr Lewis outlined the need to respond urgently to local housing pressures.  Considering the residential housing mix in the application, he advised that whilst the current proposal was for one and two bedroom units, it was hoped that subsequent applications would address the need for three or more bedroom properties in the borough.  At least 35% of the flats would be affordable in line with Watford Borough Council’s agreed policy.

Numerous discussions had been held with residents, stake holders and officers to ensure that their concerns had been taken into account in the final design of the residential and temporary accommodation blocks.  This had resulted in various improvements to inter alia the height of the blocks, their fenestration, layout and landscaping as well as practical concerns surrounding pedestrian access through and around the site.  Mr Lewis advised that considerable care had also been taken to protect the local ecology.

The Chair invited Holywell Ward Councillor, Matt Turmaine, to speak to the committee.  Councillor Turmaine outlined the strength of concern amongst local residents about the proposed development.  Despite public consultation, there was a view that their voices had not been heard, particularly in regard to issues of access, disruption to residents during construction, local traffic management and environmental impacts on the site. 

Councillor Turmaine reported that many of these concerns had been picked up in the report. 

In a clarification by the Principal Planning Officer, the committee was advised that the new development would form a cul de sac with connection only to Tolpits Lane; there would be no access via Latimer Close.  In addition, a construction environmental management plan would be put in place to mitigate any disturbance to local residents during the construction phase.

The Principal Planning Officer also confirmed that, whilst the report referred to the possibility that the industrial estate adjacent to the proposed development could be allocated as a waste site, this was  ...  view the full minutes text for item 54.

Erection of a two storey wrap-around extension with new entrance (change to previously approved phase 2 scheme 09/00315).

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 Principal Planning Officer (MS) introduced this item.  He explained that the application was for the erection of a two storey wrap-around extension with a new entrance.  This was a change to the previously approved phase 2 scheme (with reference 09/00315), the planning permission for which remained extant.

The Chair invited Reverend Helen Roberts of the Wellspring Church Centre to speak for the application.  Rev Roberts described the work of the church in the local community and the need to amend the previous phase 2 scheme in the light of greater familiarity with the new church building and its day to day usage.

Rev Roberts advised that the church had sought to be a good neighbour to residents in Dyson Court, who had been vocal in their concerns about the proposed development.  As a result of discussions, residents of Dyson Court were assured that the church’s rear exit would not be heavily used; it was intended mainly as an emergency exit.  In addition, it had been confirmed that there would be no change in the hours of opening and in the use of the car park.

The Chair invited Central Ward Councillor, Steve Bolton, to speak to the committee.  Welcoming the application, which would benefit the local community, Councillor Bolton nonetheless explained the concerns of residents in Dyson Court.  These focussed mainly on parking and access arrangements, particularly for emergency vehicles.  He underlined the need to ensure full access during construction.

Clarifying the question of vehicular access, the Principal Planning Officer advised the committee that the application did not envisage any changes to existing car parking arrangements.  The church was in a sustainable location and most visitors came by foot or public transport.

The Chair invited comments from the committee.

The committee welcomed the work of the church which benefited large numbers of people in the community and acknowledged the need for an extension which would meet the requirements of its current and future activities. 

Committee members considered that changes to the design in the new phase 2 were an improvement, adding visual interest.

Whilst there was sympathy for the concerns of residents in Dyson Court about access and parking issues, both during construction and when phase 2 of the building became fully operational, the committee considered that the church’s sustainable location meant that vehicle numbers would not increase in line with their fears.

The Chair moved the officer recommendation.

RESOLVED –

That planning permission be granted subject to the following 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 shall be carried out in accordance with the following drawings, unless otherwise approved in writing by the Local Planning Authority:

Drawing 1510 100

Drawing 1510 101 revision C 

Drawing 1510 102 revision C  ...  view the full minutes text for item 55.

Demolition of existing buildings, site clearance and associated works, erection of perimeter hoarding and provision for a temporary commercial structure (Class A1).

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 (PB) introduced the report, explaining that the application sought the demolition of existing buildings, site clearance and associated works, erection of perimeter hoarding and provision for a temporary commercial structure (Class A1).

The Chair invited Amy Parr, a local resident, to speak against the application.  Miss Parr confirmed that in excess of 340 people had now signed an online petition opposing the demolition of two locally listed detached Victorian villas at nos. 73 and 75 Clarendon Road.  Many respondents had also added supporting comments.

Citing Watford Borough Council’s own policies and guidelines, Miss Parr underlined the view that the villas had a value which was enhanced by the fact that they were the last two remaining buildings of their type in the area.  There were no grounds for removing the villas in the absence of an application for a new building in their place.

Miss Parr continued that Watford residents did not want a new commercial site and its proximity to Watford Junction Station suggested that any building would draw employees from outside the area, rather than benefitting local people as claimed by TJX.

The Chair invited Tim Price to speak for the application.  Speaking on behalf of the applicant, Mr Price underlined TJX Europe’s commitment to Watford – evidenced by the 1,500 jobs it supported currently, set to increase to 3,000 jobs with the development of the Clarendon Road site to establish a new European headquarters.

Mr Price explained that a public exhibition had confirmed positive support for the proposed scheme, with particular desire for a landmark building on this gateway site to Watford’s employment area.  The realisation of the scheme required the demolition of the two villas, which TJX had agreed to document fully in recognition of their local historic significance.

The Chair invited Central Ward Councillor, Steve Bolton, to speak to the committee.  Councillor Bolton underlined the clear desire to retain Watford’s diminishing local heritage, which had been evidenced by the growing number of people who had signed the online petition.  Nos 73 and 75 Clarendon Road were the last remaining villas of a type which had once been common in the area.

Councillor Bolton explained that the villas were not attractive to business and the wish to retain them had to be balanced against the needs of Watford’s commercial sector.  He noted that TJX had committed to reflecting the history of the site in any new development.

The Chair invited comments from the committee.

Members of the committee considered the need to balance conflicting policies – the protection of heritage assets versus enhancing Watford’s commercial and employment centre.  The requirement to remove the Victorian villas raised the threshold of what should replace them.

It was noted that TJX was committed to the development of a new landmark building on the Clarendon Road site.  ...  view the full minutes text for item 56.

Installation of a telescopic amateur radio mast.

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 (PB) introduced the report.  He explained that the application was for the installation of a telescopic amateur radio mast.

The Chair invited Richard Ware, a local resident, to speak against the application.  Mr Ware expressed his real anger at the aerial which had been erected in his neighbour’s garden without planning consent.  He considered it an eyesore which, despite being retractable, remained elevated and overlooking his house and garden at all times.

In addition to the visual impact, Mr Ware was concerned about the interference he had experienced with his home television.

The Chair invited Trevor Clapp to speak in support of the application.  Mr Clapp advised that he was a fellow radio operator and was speaking on behalf of the applicant.  He

described the types and timings of events and competitions used by radio operators.  These required different aerials depending on the frequency.  Mr Clapp exhibited an aerial to the committee.

Addressing the issues raised by Mr Ware, Mr Clapp advised that any interference to television and broadband was a matter for Ofcom to consider.  The applicant would assist with any investigation.  On the question of appearance, Mr Clapp stated that the advice of the Radio Society of Great Britain was that aerials should be sited high up and away from people wherever possible.

The Chair invited comments from the committee.

Members of the committee sympathised with Mr Ware, concurring with the view that the aerial was ugly and intrusive.  Although an assessment of the aerial’s appearance was subjective, committee members considered that it adversely affected the street scene, having a harmful visual impact.  It was out of character with the local area. 

The committee noted that imposing conditions on usage days and times would be difficult to enforce.

The Development Management Team Leader outlined a previous application some 20 years ago which had been rejected by the committee.  The decision had been overturned subsequently on appeal by the inspector. 

Despite this, committee members considered that the decision should be tested again in the face of considerable opposition from local residents.  Should the decision go to appeal, the Council could include suggested conditions in the event that the inspector was minded to overturn the committee’s decision.

The Chair invited Councillor Sharpe to propose a motion to refuse the application.

Councillor Sharpe proposed that the application be refused on the grounds that the proposed mast, due to its height when extended and the size of the proposed aerials, would appear as a visually prominent and intrusive feature on the skyline and would consequently have a harmful impact on the streetscene and the character and appearance of the area, contrary to Policy UD1 of the Watford Local Plan Core Strategy 2006-31.

RESOLVED –

That planning permission be refused on the grounds that the proposed mast, due to its height  ...  view the full minutes text for item 57.