There were none.

The Chair advised that he had attended a presentation on application 18/01359/FUL and 18/01360/ADV, Intu Watford, but had not declared a view on the issues raised.  Also on this application, Councillor Sharpe declared that he had been lobbied by groups for and against the proposals, but had not expressed any opinions.

Councillor Johnson advised the meeting that he was a near neighbour to 102 Ridge Lane, as well as a member and former chair of the Ridge Residents Association, and felt conflicted in regard to application 18/01303/FULH.  As such, he would not participate in discussions and would absent himself from the Council Chamber.

The minutes of the meeting held on 5 December 2018 to be submitted and signed.

The minutes of the meeting held on 5 December 2018 were submitted and signed.

18/01359/FUL - Installation of fully automatic doors to Queens Road beneath the upper mall of intu Watford and refurbishment, including new ceiling and surface treatments, lighting and replacement of mall doors with security shutters. Refurbishment of underpass and approaches (hard and soft landscaping, lighting and surface treatments). Installation of cycle stands at The Broadway.

18/01360/ADV - Display of various illuminated and non-illuminated signage including signage relating to The Broadway shopping area.

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) explained that two related applications were being considered together:

        i.            18/01359/FUL – the installation of fully automatic doors to Queens Road beneath the upper mall of intu Watford and refurbishment, including new ceiling and surface treatments, lighting and replacement, of the mall doors with security shutters.  The application also proposed the refurbishment of the underpass and approaches (hard and soft landscaping, lighting and surface treatments) and installation of cycle stands at The Broadway.

      ii.            18/01360/ADV – the display of various illuminated and non-illuminated signage including that relating to The Broadway shopping area.

Attention was drawn to the update sheet, which noted that an additional letter of support had been received. 

The Chair invited Clive Jones from SW Herts Spokes cycle group to speak against the application.  Speaking as an individual and a member of a local cycling group, Mr Jones explained that there were few crossings between the High Street and the other side of the ring road.  This restricted access between the station and west Watford for pedestrians and cyclists.  The introduction of automatic doors in the Intu shopping centre would exacerbate the problem and was contrary to the interests of local people.

Mr Jones suggested that, in order to meet the interests of the Intu centre and cyclists/pedestrians using Queens Road, a compromise was needed.  That took the form of the current shared space arrangement.  Mr Jones refuted the suggestion that this gave rise to safety concerns since a similar arrangement had been introduced successfully by the council on The Parade.  Cycling issues had also been championed by the Mayor.

The Chair invited Vicki Costello, General Manager from Intu Watford to speak for the application.  Ms Costello outlined the extensive discussions held between Intu, council officers and members of the public over the past 12 months to agree a workable arrangement for all users.  Intu had been concerned about the potential for collisions between cyclists and pedestrians at the crossing point on Queens Road.  It was also considered important to improve the experience for Intu users moving between the two parts of the shopping centre at ground floor level.

Ms Costello reiterated that Queens Road was not a designated cycle way and that cyclists were required to dismount from their bicycles currently.  Through access would be ensured day and night, when the doors would be fixed open.  Ms Costello advised that sufficient Intu staff were available to patrol the area and ensure its smooth operation.  Additional benefits would include a children’s play area, improvements to The Broadway subway and the introduction of new signage.

The Chair invited Central Ward Councillor Steve Bolton to speak to the committee.  Councillor Bolton confirmed the extent of consultation undertaken by Intu to devise an acceptable scheme.  However, he stressed the need for on-going monitoring of the new arrangement to  ...  view the full minutes text for item 61.

Redevelopment of the site to provide a mixed use scheme including 29 no. Class C3 residential units and Class A1 retail floor space

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 (CO) introduced the report.  He advised that the application sought the redevelopment of the site to provide a mixed use scheme including 29 residential units and Class A1 retail floorspace, with cycle parking and associated works.

The Chair invited Stefanie Mizen, the agent, to speak for the application.  Ms Mizen outlined the positive consultation undertaken with council officers during the pre-application stage.  The result was a high quality, mixed use development in a highly sustainable location providing 29 units to meet the town’s housing need.  The high quality contemporary design, including roof gardens, balconies and green roofs, would enhance the character and appearance of the area and ensure a good standard of amenity for future occupiers.

The Chair invited comments from the committee. 

Although the design of the scheme including its clever use of the site was welcomed by the committee, some members expressed frustration at the lack of affordable housing.  Concern was also raised about the tenure mix of flats which was predominantly one-bedroom, rather than larger family sized units. 

It was noted that the developer had agreed a review mechanism through which the viability of the scheme could be retested once the actual build costs and sales values of the flats were known.

The Chair moved the officer’s recommendation, subject to completion of a s.106 agreement.

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, conditional planning permission be granted subject to the conditions listed below:

Section 106 Heads of Terms

i)          To secure a review mechanism of the viability of the development to be undertaken towards the end of the project when actual build costs and sales values of the flats are known. This shall allow financial payment to be made towards affordable housing provision where the viability of the development can be shown to have improved to provide a financial surplus.

ii)         To secure a financial payment to the Council of £2,000 towards the variation of the Borough of Watford (Watford Central Area and West Watford Area)(Controlled Parking Zones)(Consolidation) Order 2010 to exclude the site from the controlled parking zone, thereby preventing residents’ parking permits being issued to this site.

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:-

            489 CDA ZZ 00 DR A 00 0100 Rev 02; 489 CDA ZZ 00 DR A 01 0100 Rev 02; 489 CDA ZZ 00 DR A 05 0100 Rev 07; 489 CDA ZZ 01 DR A 05 0101 Rev 07; 489 CDA ZZ 02 DR A 05 0102 Rev 06; 489 CDA  ...  view the full minutes text for item 62.

Erection of a two storey side and rear extension and single storey rear extension

Councillor Johnson absented himself from the Council Chamber for this item.

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 (AR) explained that the application proposed the erection of a two storey side and rear extension and single storey rear extension.

Attention was drawn to the update sheet, which referred to two additional representations on the application.

The Chair invited Ian White, a local resident, to speak against the application.  Mr White provided a short commentary about his objections to the application based on a series of diagrams and photographs which had been sent to the committee separately. 

Although not opposed to the principle of development per se, Mr White questioned some of the assertions in the officer’s report, particularly in regard to the building line and distances, and raised concerns about the loss of sunlight hours, outlook and privacy to his property.

The Chair invited Lynsey Baxter, speaking on behalf of the applicant, to speak for the application.  Ms Baxter reiterated comments submitted in a separate letter from the applicants to the committee.  This expressed the applicants’ disappointment at the opposition to their development plans, which had been amended to comply with the Residential Design Guide under the guidance of the case officer.  As a result, there remained no material planning considerations to prevent the development.

The Chair invited Nascot Ward Councillor Mark Hofman to speak to the committee.  Councillor Hofman asked the committee to consider the importance of neighbourliness in its considerations, a concept included in the Residential Design Guide.  Previous concerns regarding the bulk and depth of the proposed extensions remained valid and its design and execution would be unneighbourly.  As such, Councillor Hofman suggested that the proposed scheme would be contrary to policies SS1 and UD1 of the Watford Local Plan Core Strategy 2006-31 and paragraphs 8.4 and 8.5 of the Watford Residential Design Guide 2016.  It would also establish an unacceptable precedent in the local area.

The Chair invited comments from the committee. 

Members of the committee sought clarification and reassurance from officers that the neighbour’s concerns regarding his loss of light and outlook resulting from the proposed extensions had been properly addressed. 

Following further discussion, whilst it was acknowledged that the extensions would cause a minor infringement of the Residential Design Guidance – specifically in regard to the 45 degree line – members considered that they would have an acceptable relationship with neighbouring properties and would not therefore constitute harm.

The Chair moved the officer’s recommendation.

RESOLVED –

That planning permission be granted subject to the conditions listed below:

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.  The following drawings are  ...  view the full minutes text for item 63.

Demolition of a showroom and offices and the construction of a building comprising 18 x 2 bedroom 4 person flats including provision for 6 affordable housing units

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 explained that the application proposed the demolition of a showroom and offices and the construction of a building comprising 18 x two-bedroom, four person flats, including provision for six affordable housing units.

The Chair invited Alex Gilli-Ross from the Architects Corporation to speak for the application.  Mr Gilli-Ross outlined the key points to the development, which had been the subject of lengthy discussions with officers.  The result was a fully compliant scheme which would provide 18 two-bedroom flats to meet the local housing need.  The scale and massing of the design would be an attractive addition to the surrounding area and would have no impact on the highway.

The Chair invited comments from the committee.

Committee members welcomed the development on this prominent corner site.  The scale, massing and design were considered an improvement on the previously refused scheme.  The development would enhance the surrounding area. 

The finish of the external bricks was questioned by members of the committee and the Development Management Team Leader confirmed that a multi-buff appearance would be sought for the development.

The Chair moved the officer’s recommendation subject to the completion of a s.106 undertaking.

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 6 flats as affordable housing comprising 1 flat for social rent, 4 flats for affordable rent and 1 flat for shared ownership or other intermediate tenure.

       Conditions

1.    No development (including demolition works) shall commence until the land in the ownership of UK Power Networks required for the construction of the bin store has been permanently acquired by the applicant or their successors in title and documentary evidence of the land acquisition has been submitted to the Local Planning Authority.

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

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

       Site location plan

       2667/RPA/1

       2667/PA/8A, 9B, 10B, 11A, 12B,

       2667/PA/4A, 5B, 6A, 7A

4.    No development (excluding demolition works) shall commence until details and samples of the materials to be used for all the external finishes of the building, including walls, roofs, doors, windows and privacy screens to the roof terraces have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved materials.

5.    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  ...  view the full minutes text for item 64.

Change of use of first floor only from A1 (Shops) to D2 (Assembly and Leisure)

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 (AC) explained that the application proposed a change of use of the first floor only from A1 (Shops) to D2 (Assembly and Leisure).

The Chair moved the officer’s 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 hereby permitted shall be carried out in accordance with the following approved drawings:-

-          OS Map Red Line Plan

-          OS Map Showing First Floor Area

-          Location, Description, Accommodation and GOAD Plan (2 pages)

Informatives

IN907 - Consideration of the proposal in a positive and proactive manner.

IN910 - Building Regulations.

IN912 - Hours of construction