There was a change of membership for this meeting: Councillor Fahmy replaced Councillor Maestas and Councillor Mills replaced Councillor Joynes.

In regard to application 16/01274/FUL 350 High Road, Councillors Johnson and Watkin advised that they had received representations from residents, but had not expressed an opinion.

The minutes of the Development Management Committee held on 2 November 2016 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 2 November 2016 were submitted and signed.

Demolition of existing retail units and residential flats to be replaced by 8 new retail units and 38 affordable flats (20 x 1 bed, 15 x 2 bed and 3 x 3 bed).

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 item.  He explained that the application proposed the demolition of existing retail units and residential flats to be replaced by 8 new retail units and 38 affordable flats.

Attention was drawn to the update sheet, which included some additional information and two amended conditions.

The Chair invited Matt Welch, a local resident, to speak against the application.  Mr Welch stated that residents were not opposed to the development of this site, which would provide much needed housing and bring improvements to local shops.  However they considered the application was an overdevelopment of an already overstretched area, providing four times as many dwellings as currently.

In addition, residents were concerned about the oppressive design; its height and bulk was out of keeping with the surrounding area and would reduce the levels of natural light to existing houses.  The extra row of windows and inclusion of balconies in the design led to fears of overlooking and a loss of privacy for existing properties.  Residents also questioned the lack of external play space for children.

Mr Welch advised that there were significant parking problems in the area.  Local roads were busy and residents were worried about the detrimental impact on safety and noise as the number of cars and vehicle journeys increased, particularly with the proposed extension of hours to the local convenience store.  This might also exacerbate on-going concerns about anti-social behaviour in the area.

The Chair invited Patrick O’Sullivan from Watford Community Housing Trust, to speak for the application.  Mr O’Sullivan underlined the Trust’s commitment to securing the best outcome for the area.  The proposed development would provide modern commercial premises and much needed residential accommodation with a mix of affordable housing, shared ownership and market rent properties. 

Mr O’Sullivan commented that the attractive, modern design of this focal building sought to address anti-social behaviour problems.

In addition, Mr O’Sullivan explained that Watford Community Housing Trust recognised securing commercial activity in the area was key to the development’s success.  As a result, the Trust had worked closely with current retailers to address their concerns and ensure the future viability of their businesses.

The Chair invited Woodside Ward Councillor Karen Collett to speak to the committee.  Councillor Collett outlined the local support for some redevelopment of the application site and the need to provide more housing. 

However, residents had concerns about the development, particularly the impact on local businesses during the redevelopment period – which Councillor Collett encouraged the Trust to consider – and the longer term strain on local schools and services, and on parking.  Councillor Collect questioned whether Herts County Council would be able to address these latter issues.

Residents were also worried about anti-social behaviour in the area which had been exacerbated by a lack of CCTV.  Councillor Collett urged the Trust to include  ...  view the full minutes text for item 39.

Demolition of existing dwelling and erection of four 3-bed dwellings.

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 introduced the item, explaining that the application was for the demolition of an existing dwelling and the erection of four 3-bed dwellings.

Attention was drawn to the update sheet, which included a correction to the committee report.

The Chair invited Jonathan Messenger, a local resident, to speak against the application.  Mr Messenger advised that he had circulated his speech and some supporting photographs to committee members in advance of the meeting.

Speaking on behalf of residents on four surrounding roads to the application site, Mr Messenger stated that it was accepted that some development of the plot was inevitable.  However, residents objected to the current back garden application on a number of grounds:

·        height and prominence – the new development would be taller than neighbouring properties, which would give an oppressive outlook to surrounding dwellings

·        appearance and character – the proposed properties were of a contemporary attached, rather than semi-detached, design and would be out of keeping with the area

·        access arrangements – access would be via a narrow drive, which could not be navigated by refuse, emergency and delivery vehicles.  There would be no visitor parking

·        waste storage and collection – provision was inadequate and would see bins blocking the entrance on collection day raising safety concerns.

The Chair invited Carolyn Apcar, from Apcar Smith Planning, to speak in support of the application.  Ms Apcar explained that following the refusal of an earlier application, the applicant had gone back to basics to redesign the site in conformity with advice from planning officers and advisors.  The result was an application which complied fully with all relevant national and local planning policies and guidance.

Commenting on concerns raised by the first speaker, Ms Apcar drew the committee’s attention to the reduced height of the proposed dwellings over the previous application and changes to the roof form.  She also observed the lack of uniform design amongst the surrounding properties. 

Ms Apcar considered residents’ concerns about vehicular access, observing that despite the narrow access to the dwellings, Hertfordshire Fire & Rescue Services had raised no objection to the development.  Moreover, the Highway Authority had suggested that refusal on highway matters would be difficult to justify and also irresponsible.

The Chair invited Woodside Ward Councillor, Steve Cavinder, to speak to the Committee.  Concurring with the points raised by Mr Messenger, Councillor Cavinder considered this a poorly thought out application, which was a further back garden development of the type previously rejected by the committee.

Councillor Cavinder expressed particular concerns about poor vehicular access to the site, as well as the potential hazard of cars reversing out onto the highway; the inappropriate industrial design which would dwarf existing properties; and about the storage and collection of bins.

The Chair invited comments from the committee.

Committee members considered the range of issues which had  ...  view the full minutes text for item 40.