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

There were none.

The minutes of the meeting held on 6 September 2017 to be submitted and signed.

The minutes of the meeting held on 6 September 2017 were submitted and signed.

Change of use and redevelopment of car sales site to provide a four storey building with twenty one flatted and associated parking, landscaping and altered access arrangements. (Amendment to Planning Permission 15/00849/FULM and 16/01151/VAR)

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 change of use and redevelopment of the car sales site, a former petrol filling station, to provide a four storey building with 21 flats and associated parking, landscaping and altered access arrangements. This was an amendment to planning permissions 15/00849/FULM and 16/01151/VAR.

Attention was drawn to the update sheet, which included some amendments to the drawing numbers included in the report.

The Chair invited Stanborough Ward Councillor Tim Williams to speak.  Councillor Williams expressed local residents’ concerns about the overbearing design of the development which was out of keeping with its surroundings.  This prominent site warranted a building of significance, but the developer appeared more interested in adding value to his investment than to enhancing the local area.

Councillor Williams questioned Hertfordshire Highways’ view that the increased number of flats in the development would not adversely impact the local road network.  Congestion on the Dome roundabout was a concern to Hertfordshire County Council’s Highways Committee and the increased trip generation would exacerbate existing problems.  Residents were also concerned about the adverse impact on parking conditions in surrounding streets.

Councillor Williams highlighted residents’ complaints about the developer’s inconsiderate building practices.  These included the blocking of pavements, untidy working areas and a lack of communication with neighbouring properties.

The Chair invited comments from the committee.

Members of the committee acknowledged the concerns of residents in regard to local parking and congestion, but the use of this brownfield site to meet local housing need was fully consistent with current government policy. 

The loss of affordable housing within the development was regrettable, however the agreed commuted sum would enable the council to provide a more appropriate mix of housing units in accordance with current need.  It was noted that the sum agreed with the developer had been reached using the formula set out in the council’s emerging supplementary planning document and had been approved by the head of housing.

RESOLVED –

Recommendation 1

That planning permission be granted subject to the terms of the legal agreement requiring:

i)                    Securing financial contribution in lieu of 7 of the provision of on-site affordable house, in accordance with Policy HS3 of the Watford Local Plan Core Strategy 2006-31.

ii)                  The provision, as necessary, of fire hydrants to serve the development in accordance with Policy INF1of the Watford Local Plan Core Strategy 2006-31 and saved Policy H10 of the Watford District Plan 2000.

And 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 hereby permitted shall be carried out in accordance with the following approved drawings:-  Bin Store Details: 575-10-02, Cycle Store Details:  575-10-03 Rev A, Landscaping Plan:  Area Amenity Space, Elevations – 575-35-01 Rev  ...  view the full minutes text for item 31.

The demolition of the existing industrial and warehouse units and the creation of 6 duplex flats and the extension and conversion of existing office buildings into 2 residential dwellings along with landscaping and the provision of bicycle and waste storage. (amended description).

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.  He explained that the development proposed the demolition of the existing industrial and warehouse units and the creation of six duplex flats.  In addition, existing office buildings would be extended and converted into two residential dwellings.

Attention was drawn to the update sheet which removed condition 14.

The Chair invited Mrs Mahmud, a local resident, to speak against the application.  Mrs Mahmud expressed concerns about the impact of the proposed car free development on parking and congestion problems in the surrounding area.  She considered it unlikely that future occupants would not own cars, despite their ineligibility for local parking permits.  They would anyway receive visitors and deliveries, which would add to local traffic problems.

Local residents were also concerned about the overbearing nature of the proposed development which would overwhelm adjacent properties.  Viewed from above, the area was already extremely cluttered; the scheme would be an overdevelopment.

Mrs Mahmud noted that the back alleyway, site of the proposed bike shed, was a local right of way recorded in her house deeds. In response, the Chair advised that rights of way were a civil matter and would continue irrespective of any planning consents granted by the council.

The Chair invited Adam Wilkinson, the agent from Planning Potential, to speak for the application.  Mr Wilkinson advised that the application site was an ideal location for redevelopment.  Its current industrial use was incompatible with its surroundings; the transformation would enhance the local area, including views from the adjacent conservation area.

Mr Wilkinson noted that the high quality design was fully compliant with all relevant planning policies, and objections had not been raised by any of the responsible authorities or by the council’s conservation manager. Despite the concerns of local residents, car free developments were increasingly common and should not adversely impact on local parking demand.

The Chair thanked the speakers and invited comments from the committee.

Committee members sympathised with residents’ concerns about local traffic levels and parking congestion.  The nearby mosque and school generated significant traffic movements and any new development, irrespective of whether future owners would have parking rights, would add to these concerns.  However, the committee accepted that the car free application was compliant with the council’s own policies, particularly the Watford Local Plan Core Strategy 2006-31 and Watford District Plan 2000.

It was noted that the evening enforcement of parking restrictions was undertaken elsewhere in central Watford and that this might be an option to be considered in response to criticism of the effectiveness of the controlled parking zones in the future.

Some members of the committee expressed reservations about the design of the proposed development.  Although design was a subjective matter, it was suggested that a scheme more in keeping with the adjacent conservation area could have been proposed.

Addressing the concerns of  ...  view the full minutes text for item 32.