18/01359/FUL - Installation of fully automatic doors to Queens Road beneath the upper mall of intu Watford and refurbishment, including new ceiling and surface treatments, lighting and replacement of mall doors with security shutters. Refurbishment of underpass and approaches (hard and soft landscaping, lighting and surface treatments). Installation of cycle stands at The Broadway.

 

18/01360/ADV - Display of various illuminated and non-illuminated signage including signage relating to The Broadway shopping area.

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) explained that two related applications were being considered together:

 

        i.            18/01359/FUL – the installation of fully automatic doors to Queens Road beneath the upper mall of intu Watford and refurbishment, including new ceiling and surface treatments, lighting and replacement, of the mall doors with security shutters.  The application also proposed the refurbishment of the underpass and approaches (hard and soft landscaping, lighting and surface treatments) and installation of cycle stands at The Broadway.

 

      ii.            18/01360/ADV – the display of various illuminated and non-illuminated signage including that relating to The Broadway shopping area.

 

Attention was drawn to the update sheet, which noted that an additional letter of support had been received. 

 

The Chair invited Clive Jones from SW Herts Spokes cycle group to speak against the application.  Speaking as an individual and a member of a local cycling group, Mr Jones explained that there were few crossings between the High Street and the other side of the ring road.  This restricted access between the station and west Watford for pedestrians and cyclists.  The introduction of automatic doors in the Intu shopping centre would exacerbate the problem and was contrary to the interests of local people.

 

Mr Jones suggested that, in order to meet the interests of the Intu centre and cyclists/pedestrians using Queens Road, a compromise was needed.  That took the form of the current shared space arrangement.  Mr Jones refuted the suggestion that this gave rise to safety concerns since a similar arrangement had been introduced successfully by the council on The Parade.  Cycling issues had also been championed by the Mayor.

 

The Chair invited Vicki Costello, General Manager from Intu Watford to speak for the application.  Ms Costello outlined the extensive discussions held between Intu, council officers and members of the public over the past 12 months to agree a workable arrangement for all users.  Intu had been concerned about the potential for collisions between cyclists and pedestrians at the crossing point on Queens Road.  It was also considered important to improve the experience for Intu users moving between the two parts of the shopping centre at ground floor level.

 

Ms Costello reiterated that Queens Road was not a designated cycle way and that cyclists were required to dismount from their bicycles currently.  Through access would be ensured day and night, when the doors would be fixed open.  Ms Costello advised that sufficient Intu staff were available to patrol the area and ensure its smooth operation.  Additional benefits would include a children’s play area, improvements to The Broadway subway and the introduction of new signage.

 

The Chair invited Central Ward Councillor Steve Bolton to speak to the committee.  Councillor Bolton confirmed the extent of consultation undertaken by Intu to devise an acceptable scheme.  However, he stressed the need for on-going monitoring of the new arrangement to troubleshoot any operational problems and ensure adequate access to all users.  He also questioned whether additional signage could be included inside the shopping centre to direct people to The Broadway shops. 

 

Addressing the issue of shared space, Councillor Bolton suggested that Queens Road differed from other areas of the High Street and The Parade.

 

In a clarification, Nick Gough from Hertfordshire County Council confirmed that it was vital to maintain the free flow of pedestrians along Queens Road and the operation of the Intu doors would be monitored in this context.

 

The Development Management Team Leader advised that the introduction of additional signage to The Broadway inside the centre could not form part of the application under consideration.

 

Members of the committee broadly welcomed the improvements proposed in the application both to the Intu shopping centre and to the surrounding Queens Road area.  There were some concerns about the potential for anti-social behaviour as a result of the changes.  Committee members also cautioned the need for clarity about who would be responsible for maintenance and lighting in the Queens Road subway.

 

Whilst recognising the concerns of cyclists using this routing across the town, the committee acknowledged that Queens Road was not designated for cycle use.

 

The Chair moved the officer’s recommendations.

 

RESOLVED –

 

A)         18/01359/FUL – That planning permission be granted subject to the following 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 shall be carried out in accordance with the following drawings, unless otherwise approved in writing by the Local Planning Authority:

 

AP(03) 1160 P02

AP(04) 1520 P02

AP(04) 1521 P02

AP(04) 1522 P02

AP(05) 1610 P02

AP(06) 1710 P02

AP(06) 1711 P02

AP(21) 2110 P02

AP(31) 3110 P02

 

3.         The doors hereby approved shall not be installed until a lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include the lighting of the landscaped area shown on drawing no. AP(04)1522 P02  and the lighting of the adjacent underpass beneath Beechen Grove including its entrances at either end, in accordance with the outline scheme shown on drawing nos. AP(04)1522 P02 and AP(21)2110 P02. The scheme shall confirm the location, specification and illumination levels of all lighting.  The lighting shall be implemented in accordance with the approved scheme prior to the installation of the approved doors.

 

4.         The doors hereby approved shall not be installed until a wayfinding signage scheme has been submitted to and approved in writing by the Local Planning Authority and implemented in its entirety. The scheme shall comprise signage along Queens Road between the High Street and The Broadway and be in accordance with the signage scheme approved by the Local Planning Authority under application ref. 18/01360/ADV or any alternative scheme subsequently approved by the Local Planning Authority.

 

5.         The doors hereby approved shall not be installed until full details of a cycle stand, providing parking for a minimum of 6 bicycles, have been submitted to and approved by the Local Planning Authority and the cycle stand has been provided as approved in the location towards the junction of The Broadway and Lord Street as detailed red on drawing no. AP(03)1160 P02.

 

6.         The doors hereby approved shall not be installed until detailed drawings (at a scale of 1:100 or 1: 50), including cross sections confirming site levels and details of surface water drainage, of the hard and soft landscaping scheme outlined on drawing no. AP(04)1522 P02 have been submitted to the Local Planning Authority. The drawings shall include details of all materials comprising the landscaping works which shall include surface treatments, the children’s play equipment, seating, lighting and CCTV. No hard and soft landscaping works shall be carried out until the details have been approved in writing by the Local Planning Authority. The doors hereby approved shall not be installed until the approved hard and soft landscaping scheme has been completed.

 

7.         The doors hereby approved shall not be installed until a Landscape Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include details of how the hard and soft landscaping scheme, as outlined on drawing no. AP(04)1522 P02, will be managed and maintained. The Plan shall include details of CCTV coverage of the landscape area, a business directory to be installed in the area, and details of the method and frequency for up-dating the content of the business directory. The landscaped area shall be managed in accordance with the approved Plan at all times, unless otherwise agreed in writing by the Local Planning Authority.

 

8.         The doors hereby approved shall remain open at all times. During the hours of opening of the internal malls of the adjacent shopping centre, the doors shall remain in automatic operation or fixed in the open position at all times. Outside of the hours of opening of the internal malls of the adjacent shopping centre, the approved doors shall be fixed in the open position. The pedestrian route through and between the approved doors shall be made available and kept open to members of the public to pass and repass on foot, including dismounted cyclists, and shall not be closed off by any means, either temporarily or permanently, to prevent the passage of pedestrians including dismounted cyclists unless required in connection with temporary maintenance, improvement or emergency works.

 

9.         All glazing within the approved door systems shall remain clear, free of vinyl film or any other form of opaque covering, unless otherwise agreed in writing with the Local Planning Authority.

 

10.      Within one month of the installation of the four doors hereby approved, wall-mounted signs shall be erected adjacent to each door which confirms the on-going status of the route as a Public Right of Way. The signs shall be retained at all times thereafter.

 

     Informatives

 

1.                 IN907 Consideration of the proposal in a positive and proactive manner.

 

2.         Notwithstanding the consent issued under the Town and Country Planning Act, a licence issued under the provisions of Section 115E of the Highways Act 1980 is required prior to the placement of any apparatus in the public highway. The applicant is advised to contact HCC Highways via either the website https://www.hertfordshire.gov.uk/services/Highways-roads-and-pavements/Business-and-developerinformation/

Business-and-developer-information.aspx or telephone 0300 1234047 to obtain the requirements on the procedure to enter into the necessary licence agreement with the highway authority, Hertfordshire County Council.

 

3.         The applicant is reminded that the pedestrian route under the bridge link and between the approved doors will remain as public highway and must be kept clear of any permanent or temporary structures at all times, unless otherwise agreed with the highway authority, Hertfordshire County Council.

 

B)         18/01360/ADV – That advertisement consent be granted subject to the following conditions:

 

1.         This consent is granted for a period of five years from the date of this consent notice.

 

2.         The development shall be carried out in accordance with the following drawings, unless otherwise approved in writing by the Local Planning Authority:

 

AP(03) 1160 P02

AP(03) 1152 P02

AP(79) 1001 P02

AP(79) 1002 P02

AP(79) 1003 P02

AP(79) 1004 P02

AP(79) 1005 P02

AP(79) 1006 P02

AP(79) 1007 P02

AP(79) 1008 P02

AP(79) 1009 P02

AP(79) 1010 P02

AP(79) 1111 P02

 

Informative

 

1.         Projecting Signs: Notwithstanding the consent issued under the Town and Country Planning Act, a licence issued under the provisions of Section 177 of the Highways Act 1980 is required prior to the erection of any part of the projection into or over the public highway. The applicant is advised to contact the County Council Highways via either the website http://www.hertsdirect.org/services/transtreets/highways/ or telephone 0300 1234047 to arrange this.