Mixed used development in a 3 storey building over existing basement car park, comprising 40 hotel rooms, conference rooms, kitchen and dining facilities and 8 residential 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 (PB) introduced the report.  He explained that the application was for a mixed use development in a three storey building over an existing basement car park comprising 40 hotel rooms (80 beds), conference rooms, kitchen and dining facilities, 8 residential units within the roof space, additional recycling areas, bicycle racks, refuse areas and storage areas.

In the absence of any public speakers, the Chair invited Tudor Ward Councillor Joe Fahmy to speak to the committee.  Whilst welcoming the investment by Wetherspoons in the town, Councillor Fahmy asked the committee to consider whether the development was appropriate in this area.  The surrounding roads to the site were heavily congested with parked cars, and local residents were concerned that this development would exacerbate the problem further. 

Before inviting comments from the committee, the Chair advised that he considered the scale and design of the proposed development to be appropriate.  It would conceal parked cars beneath the building and bring benefit to a significant local employer.

Members of the committee reflected that acute parking concerns were experienced at various points around the town.  Although councillors acknowledged the considerable frustration of local residents about the high levels of parking in the area, largely from users of the railway station, this did not provide grounds for refusal.  It was noted that there were no parking restrictions on surrounding public roads.

The Development Management Team Leader explained that the applicant intended to make primary use of the new hotel.  Currently Wetherspoons received some 500 visitors a month who used conference facilities and overnight accommodation at other locations around the town.  This development would consolidate activity to a single location.

Due to the close proximity to Watford Junction station, committee members considered that visitors to the company’s facilities might be encouraged to travel by train rather than car.

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 hereby permitted shall be carried out in accordance with the following approved drawings:-

            15002/202A, 203A, 204E, 206E, 208A

3.         No development (excluding demolition works) shall commence until the specification of a mechanical air supply/extract system for each of the residential dwellings with windows facing St Albans Road has been submitted to and approved in writing by the Local Planning Authority. The system must be capable of providing background and rapid ventilation for cooling with the windows of the respective dwelling remaining closed. The system must not compromise the sound insulation of the façades. Details of the siting of any air intake; extraction units; generators and other mechanical equipment serving this system that are likely to give rise to noise should be submitted, along with details of noise attenuation measures to be incorporated to ensure these units do not give rise to a noise nuisance. No dwelling shall be occupied until the approved ventilation system has been installed in full, unless otherwise agreed in writing by the Local Planning Authority.

4.         No development (excluding demolition works) shall commence until full details and samples of the materials to be used for the external surfaces of the building (including walls, roofs, windows, doors, dormer windows) have been submitted to and approved in writing by the Local Planning Authority.

5.         The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Conisbee, reference 170565 /M Jarzembowska, dated 17 November 2017, version 1.1 and the Sustainable Drainage Maintenance Plan, reference 170565/M Jarzembowska, dated 9 October 2017, version 1, and the following mitigation measures detailed within the FRA:

                                i.            Limiting the surface water run-off generated by the critical storm events so that it will not exceed the surface water run-off rate of 5 l/s during the 1 in 100 year event plus 40% of climate change event.

                              ii.            Providing storage to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + climate change event providing a minimum of 60.1 m3 (or such storage volume agreed with the LLFA) of total storage volume in underground attenuation tank.

                            iii.            Discharge of surface water from the private drain into the Thames Water sewer network.

            The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority.

6.         No dwelling shall be occupied until the refuse and recycling store and the cycle store to serve the proposed dwellings, as shown on the approved drawings, have been constructed and made available for use. These facilities shall be retained as approved at all times.

7.         The hotel use shall not commence until the refuse and recycling stores to serve the use, as shown on the approved drawings, have been constructed and made available for use. These facilities shall be retained as approved at all times.

8.         No dwelling shall be occupied until details of a communal terrestrial television aerial(s) and satellite dish(es) have been submitted to and approved in writing by the Local Planning Authority.

9.         For the avoidance of doubt, no communications development permitted by Class B or Class C of Part 16 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 shall be undertaken on either of the buildings hereby approved.

Informatives

1.         You are advised of the need to comply with the provisions of The Control of Pollution Act 1974, The Health & 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.

2.         This development may be considered a chargeable development for the purposes of the Community Infrastructure Regulations 2010 (as amended). The charge is non-negotiable and is calculated at the time planning permission is granted. The charge is based on the net increase of gross internal floor area of the proposed development.

            A person or party must assume liability to pay the levy using the assumption of liability form 1 which should be sent to the CIL Officer, Regeneration and Development, Watford Borough Council, Town Hall, Watford, WD17 3EX or via email (semeta.bloomfield@watford.gov.uk).

            If nobody assumes liability to pay the levy this will default to the land owner.  A Liability Notice will be issued in due course. Failure to adhere to the Regulations and commencing work without notifying the Council could forfeit any rights you have to appeal or pay in instalments and may also incur fines/surcharges.

3.         All new developments granted planning permission and to be constructed require naming or numbering under the Public Health Act 1925. You must contact Watford Borough Council Street Naming and Numbering department as early as possible prior to commencement on streetnamenumber@watford.gov.uk or 01923 278458. A numbering notification will be issued by the council, following which Royal Mail will assign a postcode which will make up the official address. It is also the responsibility of the developer to inform Street Naming and Numbering when properties are ready for occupancy.

4.         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 2010, as amended. The Council entered into extensive pre-application discussions with the applicant and requested amendments during the consideration of the application.