Agenda item

Redevelopment of the site to provide a new multi-storey car park with capacity for up to 1455 car parking spaces

The committee received the report of the Interim Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

 

The Principal Planning Officer (AR) introduced the report.  She advised that the application sought the redevelopment of the site to provide a new multi-storey car park (MSCP) with capacity for up to 1,455 car parking spaces.

 

Attention was drawn to the update sheet, which included a representation from the local lead flood authority, which had removed its previous objection.  Two additional conditions were recommended and two were removed.  The recommendation had also been amended.

 

There were no speakers.  The Chair invited comments from the committee. 

 

Members of the committee acknowledged the need for the car park and the benefits it would bring to the Riverwell site, freeing up space to enable subsequent development and regeneration of the area and improving access to the hospital buildings.

 

Reservations were expressed about the car park design, particularly the external cladding, although it was noted that its dominance on the landscape would diminish as subsequent phases of the Riverwell masterplan were realised.  Some members of the committee were also concerned about the potential for displacement car parking to overcrowded streets in West Watford during construction.

 

Following a query from the committee, the Deputy Managing Director confirmed that the number of disabled spaces for the car park had not been finalised but would conform to nationally accepted standards.  In addition, the management and enforcement contract for the car park had yet to be agreed.  These details would be made available to committee members.

 

The Chair moved the officer’s recommendation.

 

RESOLVED –

 

That planning permission be granted subject to the recommended conditions with final decision delegated to the Head of Development Management, in consultation with the Chair of Development Management Committee, following the expiry of the Environmental Impact Assessment (EIA) consultation:

 

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.  The following drawings are hereby approved: 

 

TPE_000 00   Location Plan 1:1250

TPE_000 00   Location Plan 1:2500

TPP_001 00   Proposed Site Plan 1:500

TPP_001 00   Proposed Site Plan 1:1250

6570-STRIPE-WP-XX-DR-AX-30001 P1        Proposed MSCP Ground Level

6570-STRIPE-WP-XX-DR-AX-30002 P1        Proposed MSCP Level 01

6570-STRIPE-WP-XX-DR-AX-30003 P1        Proposed MSCP Level 02

6570-STRIPE-WP-XX-DR-AX-30004 P1        Proposed MSCP Level 03

6570-STRIPE-WP-XX-DR-AX-30005 P1        Proposed MSCP Level 04

6570-STRIPE-WP-XX-DR-AX-30006 P1        Proposed MSCP Level 05

6570-STRIPE-WP-XX-DR-AX-30007 P1        Proposed MSCP Level 06

6570-STRIPE-WP-XX-DR-AX-30007 P1        Proposed MSCP Roof Level

6570-STRIPE-WP-XX-DR-AX-30541 P1        Proposed MSCP North Elevation

6570-STRIPE-WP-XX-DR-AX-30542 P1        Proposed MSCP East Elevation

6570-STRIPE-WP-XX-DR-AX-30543 P1        Proposed MSCP South Elevation

6570-STRIPE-WP-XX-DR-AX-30544 P1        Proposed MSCP West Elevation

6570-STRIPE-WP-XX-DR-AX-30601 P1        Proposed MSCP Section A

6570-STRIPE-WP-XX-DR-AX-30602 P1        Proposed MSCP Section B

6570-STRIPE-WP-XX-DR-AX-30603 P1        Proposed MSCP Section C

6570-STRIPE-WP-XX-DR-AX-30604 P1        Proposed MSCP Section D

6570-STRIPE-WP-XX-DR-AX-30605 P1        Proposed MSCP Section E

6570-STRIPE-WP-XX-DR-AX-30801 P1        North elevation Headlight Protection

11284-WAT-NR-XX-DR-C-92140 P01          Section 38 Works Drainage Layout

11284-WAT-NR-XX-DR-C-92141 P01          Section 38 Works Drainage Layout Sht 1

11284-WAT-NR-XX-DR-C-92142 P01          Section 38 Works Drainage Layout Sht 2

11284-WAT-NR-XX-DR-C-92110 P01          Drainage Details Sheet 1

11284-WAT-NR-XX-DR-C-92111 P01          Drainage Details Sheet 2

11284-WAT-NR-XX-DR-C-92112 P01          Drainage Details Sheet 3

11284-WAT-NR-XX-DR-C-04016 P01          Proposed Drainage Layout

6570-STRIPE-WP-XX-DR-PX-52701 Rev B   Revised proposed drainage sections

            6570-STRIPE-WP-XX-DR-PX-52801 Rev E   Revised proposed drainage plan

 

3.         The development of the site shall be carried out in accordance with the details and recommendations contained within the following document, unless otherwise approved in writing by the Local Planning Authority.

 

a)         Design & Access Statement,  MSCP and Access Road, prepared by POD Architects

b)         Planning Statement: Watford Riverwell Multi Storey Car Park October 2018 prepared by Savills

c)         Transport Statement, Watford Riverwell, Northern Masterplan, MSCP October 2018, prepared by Mayer Brown. (Report ref KPWatford.1. FINAL)

d)         Arboricultural Survey and Impact Assessment October 2018 (Report ref RT-MME-128664)

e)         Energy and Sustainability Report October 2018 Issue P1, prepared by elementa

f)          Planning noise report, prepared by ion Acoustics. (Report ref Acoustic A1354 RO1)

g)         'Outline Construction Management and Logistics Plan Rev 003 dated 17.12.2018

h)         Environmental Statement Non-Technical Summary October 2018 prepared by Savills

i)          Preliminary Environmental Risk Assessment (Report ref. WIE11284-102-R.3.2.2.PERA)

j)          Geo-Environmental Quantitative Risk Assessment (Report ref. WIE11284-102-R.7.3.2.GQRA)

k)         Outline Remediation Strategy – Multi-storey Car Park Construction Works (Report ref. WIE11284-102-R-6-3-1-RS_CW)

l)          Flooding and Drainage Strategy:  Flood Risk Assessment and Drainage Strategy Sept 2018 (Ref WIE11284-104-R-4-3-1-FRA) and Response to LLFA Queries (Ref 6570-STRIPE-XX-XX-XX-RP-ZX-52001 REV P1)

 

            Should the details contained within one of the aforementioned documents differ from the requirements of another condition on this planning permission, the details set out in the other condition shall take precedence.

 

4.         No development shall commence until an amended Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority.  Thereafter the construction of the development shall only be carried out in accordance with the approved Plan.  The Construction Management Plan shall be based upon the 'Outline Construction Management and Logistics Plan Rev 003 dated 17.12.2018 and shall include details of:

 

a)         Construction and storage compounds (including areas designated for car parking);

b)         Siting and details of wheel washing facilities; 

c)         Cleaning of site entrances, site tracks and the adjacent public highway; 

d)         Provision of sufficient on-site parking prior to commencement of construction activities.

 

            The amended Construction Traffic Management Plan should include the following missing information:

 

            The proposed number of car parking spaces for construction staff should be outlined and the location of the parking shown on a plan.

 

5.         No development approved by this planning permission shall commence until a remediation strategy to deal with the risks associated with contamination of the site in respect of the development hereby permitted, has been submitted to, and approved in writing by, the local planning authority. This strategy will include the following components:

 

1.      An amended verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the submitted ‘Outline Remediation Strategy – Multi-Storey Car Park Construction Works Watford Riverwell Northern Masterplan - Multi-storey Car Park dated October 2018 (ref: WIE11284-102-R-6-3-1RS_CW)’ are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. 

 

            Any changes to these components require the written consent of the local planning authority. The scheme shall be implemented as approved.

 

6.         The development hereby permitted shall not commence until a monitoring and maintenance plan in respect of contamination, 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.

 

7.         No drainage systems for the infiltration of surface water to the ground are permitted other than with the written consent of the local planning authority. Any proposals for such systems must be supported by an assessment of the risks to controlled waters. The development shall be carried out in accordance with the approved details.

 

8.         Piling, deep foundations and other intrusive groundworks using penetrative methods shall not be carried out other than with the written consent of the local planning authority. The development shall be carried out in accordance with the approved details.

 

9.         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.  

 

10.       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. The above must be undertaken in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

 

11.       Reporting of Unexpected Contamination: 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.

 

12.       Prior to the commencement of the use of any part of the development, a scheme detailing the electric vehicle parking provision shall be submitted to and approved in writing by the Local Planning Authority. This shall include active and passive EV provision to be installed in the car park. The provision as approved by this condition shall be installed and made available for use prior to the use of the development.

 

13.       Should the masterplan development adjacent to the development not be commenced within 5 years from the commencement of the use of the car park, all gaps in the car park façade shall be infilled with cladding and external facing material to match the building, as detailed in section 5.8 of the Design and Access Statement, unless otherwise agreed in writing by the Local Planning Authority.

 

14.       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 WIE11284-104-R-5-2-1-FRA, dated October 2018 and the following mitigation measures detailed within the FRA:

 

1.      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.

2.      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 permeable paving with sub-base and underground tank.

3.      Discharge of surface water from the private drainage into the wider strategic surface water sewer.

 

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.

 

15.       Upon completion of the development works an updated management and maintenance plan for all the SuDS features and structures included within the drainage strategy must be submitted and shall include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime. This should include as-built drawings of all SuDS features and the final drainage layout.

 

16.       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 WIE11284-104-R-5-2-1-FRA, dated October 2018 and the following mitigation measures detailed within the FRA:

 

1.      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.

2.      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 permeable paving with sub-base and underground tank.

3.      Discharge of surface water from the private drainage into the wider strategic surface water sewer.

 

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.

 

17.       Upon completion of the development works an updated management and maintenance plan for all the SuDS features and structures included within the drainage strategy must be submitted and shall include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.  This should include as-built drawings of all SuDS features and the final drainage layout.

 

Informatives

 

IN907 Consideration of proposal in a positive and proactive manner

IN910 Building Regulations

IN911 Party Wall Act

IN912 Hours of Construction

IN915 Highway Works – HCC agreement required