Planning consent for the redevelopment of the site to provide a mixed use scheme comprising 144 residential units, flexible commercial units and use of the Old Station building as an artisan beer tap room and/or community 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 (MS) introduced the report explaining that the application proposed the redevelopment of the site to provide a mixed use scheme comprising 144 residential units, a flexible commercial unit and use of the Old Station building as an artisan beer tap room and/or community space, alterations to the listed building, associated cycle parking, car parking, play-space and landscaping and associated works.

The application had been deferred from the previous meeting on 3 January 2018 because members had been concerned about the height of Building B.  This height had since been reduced from 13 to 11 storeys by the applicant.

The Chair invited Kevin Ambrose from the Nascot Residents Association to speak against the application.  Speaking on behalf of local residents, Mr Ambrose stated that local people remained concerned about the height of the buildings within the development site.  The revised scheme would include two 11 storey buildings on the north side of St Albans Road, an area characterised by two storey buildings.  Mr Ambrose suggested that buildings in the Watford Junction special policy area should be stepped down towards the adjacent residential areas.

Residents were concerned that if planning permission were granted it would set a dangerous precedent.  The inadequate design proposed would be incongruous with the Nascot conservation area and provided a piecemeal approach to the redevelopment of the special policy area.  It was suggested that a better approach might be to consider the compulsory purchase of other buildings in this part of the conservation area to deliver a high density, low rise development.

The Chair invited Sam Hine from DP9 to speak for the applicant.  Speaking on behalf of the applicant, Mr Hine highlighted the quality of design and the changes which had been made to the height of Building B in order to respond to the committee’s concerns.  The applicant considered that the site remained a suitable location for a tall building and, even with its reduced height, would make a significant contribution to the council’s affordable housing need.  A low rise development would not prove viable.

Mr Hine explained that the current scheme had been devised following widespread consultation.  It would bring a listed building back into use, contribute to improvements in the local area and provide a catalyst for further regeneration of the area in the future.

The committee agreed that Nascot Ward Councillor Jane Johnson could address the meeting.  Councillor J Johnson questioned the real difference the design revisions had made to the development.  The height, bulk and design of this landmark building continued to be out of keeping with the surrounding area, characterised by traditional two and three storey shops and houses.  Councillor J Johnson argued that the proposed development with its tall buildings would have a harmful impact on the Nascot conservation area.

The Chair thanked the speakers and before inviting comments asked them to consider whether the reduction in height in Building B justified the loss of affordable housing.  He advised the committee that the original application, with its 13 storey building, was still in place.

Members of the committee continued to be concerned about the height of Building B and its impact on the Nascot conservation area.  It was suggested that 11 storeys was too high in this location, which could more comfortably accommodate a building of eight or nine storeys.  They also concurred with the view that a stepped approach to the taller buildings next to the surrounding residential area would be more appropriate.

Other members expressed the view that this was a well-designed development, which, if granted planning consent, would not set a precedent for other tall buildings down St Albans Road.  The special policy area was very specific and would allow the formation of a cluster of taller buildings which would be particularly attractive to younger workers commuting in and out of the mainline station.  The affordable housing provision was also vitally important.

The Chair invited Councillor S Johnson to move a motion to refuse planning permission.  Councillor S Johnson proposed that planning permission be refused on the grounds that by reason of the height, bulk and design of the proposed 11 storey block the development would fail to conserve or enhance the character and appearance of the Nascot Conservation Area and would have an unacceptably harmful effect on the surrounding area.  As such, it would be contrary to saved Policy U18 of the Watford District Plan 2000 and Policies SS1, UD1 and UD2 of the Watford Local Plan Core Strategy 2006-2031 and requirements in the National Planning Policy Framework for good design.

On being put to the vote, the motion was CARRIED.

RESOLVED –

that planning permission be refused on the grounds that by reason of the height, bulk and design of the proposed 11 storey block the development would fail to conserve or enhance the character and appearance of the Nascot Conservation Area and would have an unacceptably harmful effect on the surrounding area.  As such, it would be contrary to saved Policy U18 of the Watford District Plan 2000 and Policies SS1, UD1 and UD2 of the Watford Local Plan Core Strategy 2006-2031 and requirements in the National Planning Policy Framework for good design.