Erection of a new building and yard, and two apartment buildings to provide 278 apartments with associated access, integral bin and cycle storage and amenity space following demolition of existing commercial buildings; and erection of one two bedroom dwelling and associated works

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 explained that the proposal was for the demolition of the existing commercial buildings and the erection of a development which included 278 apartments (79 affordable), a two bedroom house, car parking for 145 cars, a new warehouse building and yard, and associated landscaping works at ground and rooftop levels.

 

Attention was drawn to the update sheet, which included comments from Hertfordshire Highways and some amendments to the conditions.

 

It was noted that members of the committee had undertaken a site visit prior to the committee meeting.

 

The Chair invited Fauzia Farooq, a local resident, to speak against the application.  Ms Farooq asked the committee to take a holistic approach.  The current application represented an overdevelopment of the site in a heavily congested area of Watford.  Despite welcome changes to the previously approved scheme, residents remained concerned about the scale of the development which they considered contravened BRE guidelines, particularly in regard to reduced light levels, overlooking and privacy issues.  The loss of greenery was also regrettable.

 

Residents had additional concerns about traffic and parking impacts and questioned the Highway Authority’s assessment that the increase in traffic movements resulting from the development would be acceptable.

 

The Chair invited Douglas Bond, Woolf Bond Planning, to speak for the application.  Mr Bond highlighted the improvements which had been made to the earlier scheme, particularly the increase in separation distances between the properties.  He underlined the consistency of the development’s layout, height and parking with the previous application and outlined the affordable housing offer which had been explained in detail in the officer’s report.

 

Mr Bond noted that the scheme was fully policy compliant and had been agreed in consultation with planning officers.  He advised that the area of green space had been increased in the current application, which would also retain and improve the employment layout of an important local business.

 

The Chair invited Holywell Ward Councillor Matt Turmaine to speak to the committee.  Councillor Turmaine acknowledged the pressure to develop sites such as this for housing, however questioned the scale of the proposed scheme which would dwarf existing properties.  The local area was predominantly characterised by two and three storey Victorian houses with limited on-street parking.  Whilst controlled parking zone (CPZ) exemptions would be put in place for future residents of the development, this would fail to stop car ownership and overspill parking on surrounding streets outside the controlled hours. 

 

Councillor Turmaine highlighted the likely strain on local services, particularly doctors surgeries and schools.  He also questioned the correct measure used for affordable housing compliance, since the report used both the number of units and habitable rooms.

 

Before seeking comments from the committee, the Chair reminded the committee that Hertfordshire County Council (HCC) had not raised any objections to the development on highways grounds.

 

Members of the committee acknowledged concerns about the impact of the proposed development on West Watford, which would significantly increase the number of residents in the area and put pressure on local services, schools and roads.  It was noted that developments of a similar density would come forward for approval in the coming months in accordance with current government policy.

 

Some members of the committee continued to express frustration at the positive assessment by HCC Highways, which seemed removed from the congestion experienced everyday by people on local roads.  They were also concerned about the loss of light and privacy to existing residents on Sydney Road. 

 

However, it was agreed that the application was policy compliant and changes to the scheme, particularly the increase in separation distances and in the available green space, would benefit both current and future residents of the development.

 

The Chair moved the officer’s recommendation subject to the successful completion of a section 106 agreement, amendments to conditions 6 and 7 and the addition of condition 23.

 

RESOLVED –

 

That, pursuant to a planning obligation under s.106 of the Town and Country Planning Act 1990 having been completed to secure the following Heads of Terms, planning permission be granted subject to the conditions listed below:

 

Section 106 Heads of Terms

 

i)                    To secure 79 units in Block B/C of the development to be Affordable Housing units comprising 21 no. social rented units (12 no. 4B7P and 9 no. 3B5P),  19 no. Affordable Rented units (19 no. 3B5P) and 39 no. Shared Ownership units (4 no. 1B2P, 25 no. 2B3P and 10 no. 2B4P);

 

ii)                     To secure a financial payment to the Council of £2,000 towards the variation of the Borough of Watford (Watford Central Area and West Watford Area) (Controlled Parking Zones) (Consolidation) Order 2010 to exclude the site from the controlled parking zone, thereby preventing residents’ parking permits being issued to this site;

 

iii)        To secure a financial payment to Hertfordshire County Council of £6,000 for the long term monitoring of the proposed Travel Plan for the site;

 

iv)        To secure the provision of fire hydrants to serve the site as required by Hertfordshire County Council;

 

v)        To secure the operation of a Car Club from the land for use of residents of the development and residents in the vicinity of the development. To also secure the provision of two car parking spaces made available as Car Club Spaces. This is subject to a clause to release the obligation if the Car Club is not viable to a car club operator;

 

vi)                To secure a financial payment to Hertfordshire County Council of £8,800 towards the provision of a shelter at the nearest westbound bus stop and easy access kerbing at the nearest eastbound bus stop.

 

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 hereby permitted shall be carried out in accordance with

            the following approved drawings:-

            PL_11 Rev B Humphreys Plus Storage Units

PL_001 Location Plan

PL_002 Existing Site Plan

PL_003 Rev A Proposed Site Plan

PL_004 Rev A Proposed Ground Floor Plan

PL_005 Rev A Proposed Landscape Plan

PL-006 Rev A Site Elevation 01

PL-007 Rev A Site Elevation 02

PL-008 Rev A Site Section 01

PL-009 Rev A Site Section 02

PL-010 Rev A Site Section 03

PL-011 Rev A Site Section 04

            PL-012 Rev A Site Section 05

PL-013 Rev A Block Plan Consented, existing buildings and containers overlay

PL_A_100 Rev A Block A Residential Area Schedule

PL_A_101 Rev B Block A Ground Floor Plan

PL_A_102 Rev B Block A First Floor Plan

PL_A_103 Rev B Block A Second Floor Plan

PL_A_104 Rev A Block A Third Floor Plan

PL_A_105 Rev A Block A Fourth Floor Plan

PL_A_106 Rev A Block A Fifth Floor Plan

PL_A_107 Rev A Block A Sixth Floor Plan

PL_A_108 Rev A Block A Seventh and Eight Floor Plan

PL_A_109 Rev A Block A Ninth and Tenth Floor Plan

PL_A_111 Rev A Block A North Elevation

PL_A_112 Rev A Block A South Elevation

PL_A_113 Rev A Block A East Elevation

PL_A_114 Rev A Block A West Elevation

PL_A_115 Rev A Block A Section 01

PL_B&C_100 Rev A Block B&C Residential Area Schedule

PL_B&C_101 Rev A Block B&C Ground Floor Plan

PL_B&C_102 Rev A Block B&C First Floor Plan

PL_B&C_103 Rev B Block B&C Second Floor Plan

PL_B&C_104 Rev A Block B&C Third Floor Plan

PL_B&C_105 Rev A Block B&C Fourth Floor Plan

PL_B&C_106 Rev B Block B&C Fifth Floor Plan

PL_B&C_107 Rev A Block B&C Sixth Floor Plan

PL_B&C_108 Rev A Block B&C Seventh Floor Plan

PL_B&C_109 Rev A Block B&C Eighth Floor Plan

PL_B&C_110 Rev A Block B&C Ninth and Tenth Floor Plan

PL_B&C_114 Rev A Block B&C South Elevation

PL_B&C_115 Rev A Block B&C East Elevation

PL_B&C_116 Rev A Block B&C West Elevation

PL_B&C_117 Rev A Block B&C Section 01

PL_B&C_118 Rev A Block B&C Section 02

            PL_190 A Terrace Infill House

 

Appendix E 1 of 3 Rev D Refuse Vehicle Swept Path Residential

Design and Access Statement

           

3.         Following completion of measures identified in the approved remediation scheme for the land within the curtilage of the commercial development (Remediation Strategy Report prepared by SLR Consulting Ltd, Document ref. 402.07391.00004) and prior to the first use or occupation of the commercial 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.

 

4.         Following completion of measures identified in the approved remediation scheme for the land within the curtilage of the residential development (Remediation Strategy Report prepared by SLR Consulting Ltd, Document ref. 402.07391.00004) and prior to the occupation of any dwelling within 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.

 

5.         In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken, and where remediation is necessary a remediation scheme must be prepared, which is subject to the approval in writing of 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.

 

6.         Other than demolition and site investigation works, no development approved by this planning permission shall take place until a detailed surface water drainage scheme has been submitted to, and approved in writing, by the local planning authority. The surface water drainage system will be based on the submitted Flood Risk Assessment & Drainage Strategy, Version 1, SLR Ref: 402.07391.00004, dated June 2018, produced by SLR and all supporting information. The details should include:

 

1.                  Specification of the agreed discharge rate with Thames Water and clarification for which return period.

2.                  Specification of the proposed discharge total rate for the site for the 1 in 1 year, 1 in 30 years, 1 in 100 years and 1 in 100 yeas + 40% for climate change allowance.

3.                  Specification of the proposed discharge rates for each of the proposed sites, that is, Blocks A & B, Warehouse and Terraced House.

4.                  Providing attenuation to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + 40% climate change event for the entire site.

5.                  Implementing the appropriate drainage strategy based on attenuation and discharge into Thames Water surface water sewer network using appropriate SuDS measures, like permeable pavement below ground crates as indicated on the drainage strategy.

6.                  Detailed engineered drawings of the proposed SuDS features and discharge control devices including their, location, size, volume, depth and any inlet and outlet features.

7.                  Detailed surface water calculations and modelling and respective attenuation volumes for all rainfall events up to and including the 1 in 100 year + climate change event supported by a clearly labelled drainage layout plan showing pipe networks.

8.                  Detailed design of the drainage scheme layout including detailed engineered drawings of the proposed SuDS features including their, location, size, volume, depth and any inlet and outlet features including any connecting pipe runs and all corresponding discharge and volume calculations/modelling. The plan should show any pipe 'node numbers' that have been referred to in network calculations and it should also show invert and cover levels of manholes.

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

10.             The scheme shall be fully implemented and subsequently maintained, 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 piling within the curtilage of the commercial building shall take place until a piling method statement for the land within the curtilage of the commercial building (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water.  Any piling must be undertaken in accordance with the terms of the approved piling method statement.

 

8.         No external facing materials shall be installed on any residential building of  the development until full details and samples of all the materials to be used for the external surfaces of the residential buildings have been submitted to and approved in writing by the Local Planning Authority.

 

9.         No external facing materials shall be installed on the B1(c)/B8 commercial building of the development until full details and samples of all the materials to be used for the external surfaces of that building have been submitted to and approved in writing by the Local Planning Authority.

 

10.       No dwelling within the development shall be occupied until a detailed hard landscaping scheme for the residential section of the site, including details of the roof gardens, hardstanding, site boundary treatments, children's play area and external lighting has been submitted to and approved in writing by the Local Planning Authority, and the works have been carried out in accordance with the approved details.

 

11.       No dwelling within the development shall be occupied until a detailed soft landscaping scheme for the residential section of site, including details of the roof gardens and appropriate irrigation systems, and a landscape management and maintenance plan, has been submitted to and approved in writing by the Local Planning Authority. The detailed scheme shall be based upon the Landscape Proposals of the approved drawings. The approved soft landscaping scheme shall be carried out not later than the first available planting and seeding season after completion of development. 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 by the Local Planning Authority.

 

12.       No part of the B1(c)/B8 building of the development shall be occupied until a detailed hard landscaping scheme for the commercial section of the site, including details of hardstanding and site boundary treatments, have been submitted to and approved in writing by the Local Planning Authority, and the works have been carried out in accordance with the approved details.

           

13.       No dwelling within the development shall be occupied until the new access and egress arrangements from Sydney Road, as shown in principle on the approved drawings has been completed in full.

           

14.       Prior to the first residential occupation of the development hereby permitted, vehicular visibility splays measuring 25m x 2.4 metres minimum shall be provided to each side of the new access where it meets the highway of Sydney Road and such splays shall thereafter be maintained at all times free from any obstruction between 600mm and 2m above the level of the adjacent highway carriageway.

 

15.       No dwelling within the development shall be occupied until the bin and bicycle storage has been provided for the use of residents, in accordance with the approved drawings. These facilities shall be retained at all times for       the use of the residential occupiers of the dwellings.

 

16.       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.

 

17.       No dwelling shall be occupied until the details of car parking allocation have been submitted to and approved in writing by the Local Planning. The provision shall include an agreed allocation of on-site residential car parking spaces for use by the affordable housing units. The car parking spaces shall remain available for use by the allocated residents, in accordable with the agreed allocations, unless otherwise agreed in writing by the Local Planning Authority

 

18.       Upon completion, a complete set of as built drawings for both site drainage and any exceedance flow route should be submitted to and approved in writing by the Local Planning Authority. The scheme shall also include:

 

1.                  Provision of complete set of as built drawings for the site drainage and informal flooding arrangements shown on a plan.

2.                  Details of any inspection and sign-off requirements for completed elements of the drainage system.

 

19.       Upon completion of the drainage works a management and maintenance plan for the SuDS features and drainage network must be submitted to and approved in writing by the Local Planning Authority. The scheme shall include maintenance and operational activities; arrangements for adoption

 

20.       All residential units shall achieve the recommended maximum internal noise levels under BS 8233 through the provision of a good quality window units with a Rw of at least 26 dB in accordance with the noise assessment dated November 2017 prepared by SLR (Ref 402.07391.00002).

           

21.       The commercial premises shall be used only as for uses within B1C (Industrial) and B8 (storage and distribution) and shall be used for no other purpose unless otherwise approved in writing by the Local Planning Authority.

 

22.       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 the building.

 

23.       No piling for the residential development shall take place until a piling method statement  for the residential section of the  site (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water.  Any piling must be undertaken in accordance with the terms of the approved piling method statement.

 

Informatives

 

IN912 Hours of Construction

IN913 Community Infrastructure Levy Liability

IN914 Section 106 Undertaking

IN909 Street Naming and Numbering

IN907 Consideration of proposal in a positive and proactive manner

IN915 Highway Works – HCC agreement required