Agenda item

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 

Drawing 1510 103 revision B

Drawing 1510 104

Drawing 1510 105 revision B

Drawing 1510 106 revision B

3D images 1510 110

3D images 1510 111

3D images 1510 112

3D images 1510 114

3D images 1510 115

Drawing 1510 116 revision A

Drawing 1510 117 revision A

Drawing 1510 118 

3D image Pln 113

Design and access statement

3          No work shall commence above the level of the damp-course until full details of the materials listed as follows have been submitted to and approved in writing by the Local Planning Authority.  Physical samples, labelled with the manufacturer and product name, shall be submitted of the following: the bricks, the grilles that are to be set into the walls, the materials to be used for the entrance porch's colonnade of screens, the paving for the external spaces, the materials out of which the walls and roof of the bicycle / refuse store is to be built.  Written details accompanied by colour photographs shall be submitted of the following: the fences, the roofing materials.  The development shall be carried out in accordance with the approved details.

4          No work shall commence above the level of the damp-course until full details of the window and door frames, including details of the reveals into which the windows are to be set, and the glazing have been submitted to and approved in writing by, the Local Planning Authority.  The Details shall include produce specifications and samples adequate to determine the appearance of the windows, their level of opacity, their sounds transmittance and whether they have ventilation. Development shall be carried out in accordance with the approved details.

5          Unless otherwise agreed in writing by the Local Planning Authority, no activity shall take place within either the building or any part of its curtilage before 07:30hrs or after 23:00hrs, except on days when the premises are in use as a polling station, when the premises may open at 06:30hrs; and except on Christmas Eve and New Year's Eve when the premises may remain open until 01:00hrs on the following morning.

6          No part of the flat roof of the development hereby permitted shall be used as a terrace, balcony or other open amenity space.  The proposed first floor windows in the rear elevation shall be fitted with obscured glass at all times. 

7          The height of the outbuilding which is proposed for use as a bicycle and refuse / recycling store shall not exceed 2.5m unless otherwise approved in writing by the Local Planning Authority.

Informatives

1          For details of how the Local Planning Authority has reached its decision on this application please refer to the planning officer's report, which can be obtained from the Council's website www.watford.gov.uk, where it is appended to the agenda of the Development Management Committee meeting of 25 January 2017; and also to the minutes of that meeting.

2          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 2015.  Two rounds of pre-application advice have been given to the applicants by the Council.

3          This permission does not remove the need to obtain any separate consent, which may be required under the Buildings Act 1984 or other building control legislation. Nor does it override any private rights which any person may have relating to the land affected by this decision.  To find more information and for advice as to whether a Building Regulations application will be required please visit www.watfordbuildingcontrol.com.

4          You are advised of the need to comply with the provisions of The Control of Pollution Act 1974, The Health and 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_complaints_%E2%80%93_construction_noise