Demolition of units N-Q and J-M and construction of 7 new houses with access from Judge Street.

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 demolition of units N-Q and J-M and construction of seven new houses with access from Judge Street. 

The Chair invited Darren Green, a local resident, to speak in opposition to the application.  Speaking on behalf of Judge Street residents, Mr Green explained that the development would mean seven more properties in a densely over populated area of Watford.  Parking was a major issue for residents who often had to drive round the roads three or four times to find a space.  It could take as long to find a parking space as to drive to Hemel.  Residents were also spending more on fuel to find somewhere to park.  If the properties were built it was a potential loss of nine parking spaces.  Seven new properties had the potential for 14 new cars, however, the development was only offering four parking spaces at the rear.  The white stripe on the road across the entrance would take up two spaces in order to create an angle so a car could get in and out.  The nearby Verulam pub had been turned into 18 flats with insufficient parking spaces which would further impact on parking spaces in the local roads.  Local residents felt vulnerable walking back from where they had parked, particularly when the street lights were turned off.  Chaos would be caused by delivery lorries travelling to the development on a one-way street.  The adjoining houses were concerned about their properties during the building works.  Mr Green referred to the impact on infrastructure, schools and hospitals.  He concluded that there was no need for more properties in North Watford.

Committee members expressed concern over the lack of parking spaces in the proposed design and recognised that the current parking situation caused distress to many residents.  It was felt that a re-design of the proposals could incorporate more parking spaces.  It was also suggested that residents should consider controlled parking in the area as then permits could be restricted for new developments to make them car free.  There was a need in the town for this type of development for families as there was a shortage of homes.

The Development Management Team Leader commented that whilst in many ways the parking issue was a valid concern for the committee to consider it would be difficult to sustain on appeal as the government’s guidance and incentive was to provide housing in locations close to facilities.  This was a brownfield site and the government was seeking to discourage the over provision of car parking which resulted in fewer dwellings being built.  The planning inspectors would look at the national guidance and the government’s wish to provide this type of accommodation.  However, there would be a case to be made using the evidence received from local residents.

The Chair invited Councillor Sharpe to move a motion for refusal on the grounds of insufficient parking.

The motion for refusal was CARRIED

RESOLVED –

Judge Street and the surrounding roads experience high levels of parking demand and parking congestion at all times, especially in the evening and night-time periods. The local area is not within a controlled parking zone and there are no existing restrictions on parking on the public highway. The proposed development will result in the loss of at least 1 on-street parking space to form the new access. Three of the proposed houses will also have no on-site parking provision. For these reasons, the proposed development will not only reduce the available on-street parking space but is also likely to generate additional demand for on-street parking from the proposed houses. This will exacerbate the existing parking congestion on Judge Street to the detriment of the quality of life of local residents and the quality of the local area, contrary to the objectives of the NPPF for new development to be of high quality and enhance the local area and Policy UD1 of the Watford Local Plan Core Strategy 2006-31.