Redevelopment of the site to provide 408 residential dwellings with associated landscaping, amenity space, access and parking

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 Head of Development Management introduced the report, explaining that the application was for the redevelopment of the site to provide 408 residential dwellings with associated landscaping, amenity space, access and parking.

 

Attention was drawn to the update sheet which included some amendments to the conditions and informatives.

 

The Chair invited Steve Rossouw, the client, to speak in support of the application.  Speaking on behalf of the Watford Health Campus Partnership, Mr Rossouw set out the context of the development in the wider Riverwell regeneration scheme.  The current phase would deliver over 400 new homes, including 118 affordable units (with a mechanism to increase the number should viability permit), and add to the regeneration of the area.   Other benefits of the scheme included contributions to the delivery of a new primary school and to local secondary schools, the construction of Thomas Sawyer Way, local traffic enhancements and environmental and accessibility improvements.

 

Working with planning officers, the resultant design was considered robust and visually appealing.  Landscaping had been maximised and the building height and density were appropriate for the location as well as the size and scale of the development.

 

The Chair invited comments from the committee.

 

Members expressed disappointment about the affordable housing provision, particularly the lack of socially rented properties.  Although provision was 29% by unit or 30% by habitable room, this fell short of the council’s 35% target.

 

The Deputy Managing Director advised that rates of provision were likely to vary across the Riverwell site reflecting the different construction costs encountered, for example with the cleaning up of contaminated land.  It was anticipated that the next phase, the Farm Terrace allotment site, would achieve affordable housing levels closer to 40%.

 

In response to additional comments about the scale of the proposed scheme, the Head of Development Management commented that there were substantial differences in topography across the Riverwell site and careful consideration had therefore been given to the siting and design of the various developments.  The scheme under consideration was not considered to be out of scale or proportion.

 

The Chair moved the officer’s recommendation subject to the changes on the update sheet.

 

RESOLVED –

 

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:

           

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3.         Prior to the commencement of any development, other than works on the access road or open space, a phasing plan shall be submitted to, and approved in writing by, the Local Planning Authority. The phasing plan shall clearly show which areas/parts of the development will be undertaken in each phase and the order in which they shall commence.

 

4.         No phase of the development other than works on the access road and open space shall commence until details of the materials to be used for all the external finishes of the buildings in that phase (including all walls, roofs, doors, windows, balconies, rainwater and foul drainage goods and details of the reveal treatment to be applied around windows and doors) 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 details.

 

5.         No phase of the development shall be occupied until a scheme detailing the external lighting to be installed within that phase (including free standing light fixtures and any external lighting attached to the buildings) has been submitted to and approved in writing by the Local Planning Authority. The scheme shall:

 

a)         Identify those areas/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and

 

b)         show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specification) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.

 

            All external lighting shall be installed prior to the first occupation of the development in accordance with the specifications and locations set out in the scheme, and shall be maintained thereafter in accordance with the approved scheme. Under no circumstances should any other external lighting be installed without the prior written approval of the Local Planning Authority.

 

6.         The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Waterman Infrastructure & Environment Limited (document reference WIE11284-101-R-10-3-1-App, dated 27 October 2017) and the following mitigation measures detailed within the assessment;

 

a)         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 10.2 l/s during the 1 in 100 year event plus 40% of climate change event.

 

b)         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 total storage volume in porous paving sub-base, filter trench and bio-retention area.

 

c)         Discharge of surface water from the proposed development drainage system into the River Colne.

 

            The mitigation measures required to serve each phase of the development shall be fully implemented prior to occupation of that phase or 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.

 

7.         No phase of the development other than works on the access road and open space shall take place until a detailed surface water drainage scheme for that phase, based on the approved drainage strategy and sustainable drainage principles, has been submitted to and approved in writing by the Local Planning Authority. The drainage strategy scheme should demonstrate the surface water run-off generated up to and including 1 in 100 year + climate change critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event.

 

            It should be noted that the scheme for each phase needs to have regard to the wider drainage strategy for that site and it may be necessary for details to demonstrate how the proposal for each phase will link with this.

 

            The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

 

            The scheme shall include:

 

a)         Final detailed surface water drainage strategy layout including all SuDS features (permeable paving included) with their connections into the private surface water sewer system and final inlet and outlet levels.

 

b)         Detailed engineered drawings of the proposed SuDS features including their size, volume, depth, any inlet and outlet features including any connecting pipe runs and final modelling reflecting the detailed design of the proposed drainage strategy.

 

c)         Routes of exceedance for rainfall events that exceed the 1 in 100 year plus climate change event including its extents, depths and volumes.

 

d)         Final detailed management plan to include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.

 

8.         No piling or other foundation designs using penetrative methods shall take place  until a method statement (detailing the depth and type of piling and/or foundations to be undertaken and the methodology by which such piling/foundations will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, measures to prevent harm to groundwater resources and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved details.

 

9.         No phase of the development shall be occupied until the refuse, recycling and cycle storage to serve that phase of the development, as shown on the approved drawings, has been constructed and made available for use. These facilities shall be retained as approved at all times.

 

10.       The hard and soft landscaping (including the childrens playspace) on Colne Island shall be carried out in accordance with the details shown on the approved drawings prior to the occupation of any part of the development. Other hard and soft landscaping shall be carried out in accordance with the details shown on the approved drawings prior to the occupation of any unit within that phase. The proposed planting shall be completed not later than the first available planting and seeding season after the relevant trigger set out above.

 

            For the purposes of this condition a planting season is the period from 1 October in any one year to 31 March in the following year. Any trees or plants whether new or existing which within a period of five years die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, or in accordance with details approved in writing by the Local Planning Authority.

 

11.       Notwithstanding the information already submitted, none of the units in any phase shall be occupied until details of the siting, height, type, materials and finish of all fencing, walls, gates or other means of enclosure around the boundaries of the site and within the site for that phase have been submitted to, and approved in writing by, the Local Planning Authority. All fencing, walls, gates or other means of enclosure shall be provided in accordance with the approved details prior to the first occupation of any part of the development and shall be maintained as such at all times thereafter. Notwithstanding the provisions of Class A of Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) no gates or means of enclosure, other than those approved under this condition, shall be erected or installed on the site without the prior written approval of the Local Planning Authority.

 

12.       No unit within any phase of the development shall be occupied until the access road, on-site parking and manoeuvring areas to serve that phase have been laid out and constructed in accordance with the approved drawings and made available for use. These facilities shall be retained as approved at all times.

 

13.       No parts of the flat roofs of the development, with the exception of those areas marked as terraces on the drawings hereby approved, shall be used as terraces, balconies or other open amenity spaces.

 

14.       Notwithstanding the information already submitted, no construction of the approved buildings within any phase shall commence until detailed plans showing the existing and new or altered ground levels within the site and the floor levels of all the proposed buildings for that phase have been submitted to, and approved in writing by, the Local Planning Authority. The development shall be carried out only in accordance with the details approved under this condition.

 

15.       The tree protection measures set out within the Arboricultural Impact Assessment (Report No: RT-MME-125046-02 Rev A Date: September 2017) shall be carried out.

 

16.       With the exception of the road and landscaping, no phase of the development shall commence until an Archaeological Written Scheme of Investigation for that phase has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall include an assessment of archaeological significance and research questions; and:

 

1.         The programme and methodology of site investigation and recording;

2.         The programme and methodology of site investigation and recording as suggested by the archaeological evaluation;

3.         The programme for post investigation assessment;

4.         Provision to be made for analysis of the site investigation and recording;

5.         Provision to be made for publication and dissemination of the analysis and records of the site investigation;

6.         Provision to be made for archive deposition of the analysis and records of the site investigation;

7.         Nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation.

 

            The development shall only take place in accordance with the programme of archaeological works set out in the approved Written Scheme of Investigation. No part of the development shall be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the approved Written Scheme of Investigation and the provision made for analysis and publication where appropriate.

 

17.       No phase of the development shall be occupied until details of a communal terrestrial television aerial(s) and satellite dish(es) for that phase have been submitted to and approved in writing by the Local Planning Authority. No aerials or satellite dishes, other than those approved by this condition, shall be installed within the site.

           

18.       No phase of the development shall take place until a landscape management plan, for Colne Island, the buffer zone and that phase has been submitted, and approved in writing by, the Local Planning Authority. The plan shall include long-term design objectives, management responsibilities and maintenance schedules for all landscaped areas including the buffer zone. The landscape management plan shall be carried out as approved and any subsequent variations shall be agreed in writing by the local planning authority. The buffer zone element shall be free from built development including lighting, domestic gardens and formal landscaping; and will form a vital part of green infrastructure provision. The schemes shall include:

 

•          plans showing the extent and layout of the buffer zone.

•          details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term including adequate financial provision and named body responsible for management plus production of detailed management plan.

•          details of the proposed native planting scheme

•          details of any new habitat created on site

•          details of establishment and maintenance regimes

•          details of treatment of site boundaries and/or buffers around water bodies, including any fencing.

 

19.       No works on the pedestrian footbridge shall commence until the details of the footbridge has been submitted to, and approved in writing by, the local planning authority. No unit within the development shall be occupied until the footbridge has been completed and brought into use. The scheme shall be implemented as approved.

 

20.       If, during development, contamination not previously identified is found to be present at the site then no further development of that phase (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall be implemented as approved.

 

21.       Prior to each phase of development being occupied a verification report demonstrating the completion of works set out in the approved remediation strategy, and the effectiveness of the remediation shall be submitted to, and approved in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met.

 

22.       A scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes shall be submitted to and approved in writing by the local planning authority. The scheme shall provide details of how redundant boreholes are to be decommissioned and how any boreholes that need to be retained, post-development, for monitoring purposes will be secured, protected and inspected. The scheme as approved shall be implemented prior to the occupation of any part of the permitted development.

 

23.       Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

 

24.       Piling for the development hereby permitted may not commence until a groundwater monitoring and maintenance plan in respect of potential contamination mobilised by piling activities, including a timetable of monitoring and submission of reports to the Local Planning Authority, has been submitted to, and approved in writing by, the Local Planning Authority. Reports as specified in the approved plan, including details of any necessary contingency action arising from the monitoring, shall be submitted to, and approved in writing by, the Local Planning Authority.

 

25.       No infiltration of surface water drainage into the ground is permitted other than with the written consent of the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

26.       Following completion of measures identified in the approved remediation scheme and prior to the first use or occupation of the development, a verification report that demonstrates the effectiveness of the remediation carried out must be produced together with any necessary monitoring and maintenance programme and copies of any waste transfer notes relating to exported and imported soils shall be submitted to the Local Planning Authority for approval. The approved monitoring and maintenance programme shall be implemented.

 

27.       In the event that any evidence of potential contamination is found at any time when carrying out the approved development that was not previously identified in the approved Phase 2 report, it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with a methodology previously approved by the Local Planning Authority. Following completion of measures identified in the approved remediation scheme, a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with the immediately above condition.

 

28.       No phase of the development other than works on the access road and open space shall take place until a scheme of appropriate safeguards for the MLX have been submitted to and approved in writing by the Local Planning Authority. The safeguards will ensure there is no conflict with the Croxley Rail Link Order 2013, no negative impact on the construction programme for the MLX, no negative impacts on the subsequent operation of the MLX as a live railway and address any construction safety issues associated with the railway.

 

Informative

 

1.         In relation to conditions 21 Each 'phase' is in reference to the Site Zoning Plan in the Geo-Environmental Risk Assessment. 'Contamination not previously identified' includes:

 

•          contaminants at concentrations higher than previously identified in this area of the site;

•          contaminants not previously identified in this area of the site;

•          contaminants in groundwater, surface water or in/on/under the land.’