Decision details

Decision details

19/00366/FULM - W H Sports Club Limited, 8 Park Avenue

Decision Maker: Development Management Committee

Decision status: Recommendations Approved

Is Key decision?: No

Is subject to call in?: No

Purpose:

Improvements to existing sports club, including the demolition of existing function hall and the erection of a first floor extension to provide a new function hall, erection of a single storey meeting room/store extension, construction of an indoor multi-purpose fitness studio, new outdoor floodlit multi use games area (MUGA), reconfiguration of existing sports club carpark, and the erection of a 4-storey residential development to provide 23 no. 1 and 2 bedroom dwellings with separate access from Cassio Road.

Decisions:

The committee received the report of the Interim Head of Development Management, including the relevant planning history of the site.

 

The Development Management Team Leader introduced the report explaining that the application proposed improvements to the existing sports club, including the demolition of the function hall and erection of a first floor extension to provide a new function hall, erection of a single storey meeting room/store extension, construction of an indoor multi-purpose fitness studio, a new outdoor floodlit multi use games area (MUGA), reconfiguration of the existing sports club carpark, and the erection of a 4-storey residential development to provide 23 one and two bedroom dwellings with separate access from Cassio Road.

 

The Chair invited Dr Tim Robson to speak to the committee.  Dr Robson welcomed the redevelopment of the sports club by releasing a small parcel of land.  However if the application were granted it would mean the loss of a resource for Watford.  The site had been the location for a health service for the homeless.  New Hope wanted to pull together all its facilities into one location.  He was disappointed that the service had not been given first refusal on this piece of land.  He hoped that the suggested unique new facility would not be lost.

 

The Chair reminded the committee they could only consider the application before them.

 

The Chair invited Gerry Cassidy, planning consultant, to speak to the committee.  Mr Cassidy said that the site was allocated as open space.  There had been a similar application last year which had been refused.  The applicant had listened to the committee and officers and then submitted the latest application.  He discussed the lack of affordable housing and how any surplus would be put back into the club rather than affordable housing.  The application was supported by Sport England and the council’s housing and planning officers.  The council could require, through a Section 106 agreement, that any surplus funds not spent could be put into the council’s affordable housing budget.  If the council granted the application the work would start in May.

 

Councillors noted the application’s support by Sport England and Head of Parks and Open Space.  The councillors were aware of the needs of the homeless and a hub in Watford.  The council was working with New Hope and had identified sites.

 

Following a question about the early review mechanism, it was noted that this would provide the council with an opportunity to review the viability of the scheme, and the potential to secure an affordable housing contribution.

 

The Chair moved the officer’s recommendation with the addition of the early review mechanism on viability.

 

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)       The provision of the approved sporting, social and supporting facilities at the site within a period of 5 years from the date of permission.

 

ii)      The payment of monies not spent on the approved sporting, social and supporting facilities within a period of 5 years to the Council as a commuted sum towards the provision of affordable housing within the borough.

 

iii)     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 development.

 

iv)     The provision of fire hydrants, as required, to serve the residential building.

 

v)      Review of the viability of the scheme with any uplift to be paid to the council as a commuted sum towards affordable housing.

 

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:-

1021-001, 002B, 003B, 004A, 005A, 006

1021-100H, 101C, 102D, 103D, 104A, 105A, 106A, 300C

1012-001C, 101G, 102F, 103D, 300E, 301B

 

3.      The development within the wider sports club site (excluding the residential building) shall be carried out in accordance with the approved Surface Water Drainage Strategy 4551, prepared by Ambiental (Ref: 4551 SWDS, dated 04/11/2019, version: Final v1.0) and the following mitigation measures:

 

i)        Implement drainage strategy based on infiltration to include collection of surface water from the MUGA, overflow car park, cricket pitch, as well as all other identified areas on the Surface Water Drainage Strategy Drainage Layout Drawing, Drawing No. 4551-DR01, Revision A, dated 04.11.2019, to include permeable paving, and discharge via geocellular soakaway.

ii)       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 + 40% climate change event providing a minimum of 87.3m3 (or such storage volume agreed with the LPA) of total storage volume in geocellular crates and additional permeable paving areas.

 

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.

 

4.      No development within the wider sports club site (excluding the residential building) shall take place until a detailed surface water drainage scheme for the improvements to the existing sports club, based on the approved drainage strategy and sustainable drainage principles and incorporating the measures below, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

 

i)        Final detailed drainage layout including the precise locations of all SuDS features.

ii)       Detailed engineered drawings of all the proposed SuDS features including cross section drawings, their location, size, volume, depth and any inlet and outlet features including any connecting pipe runs.

iii)      Inclusion of silt traps for the protection of residual tanked elements.

iv)      Demonstrate appropriate SuDS management and treatment and inclusion of above ground features such as permeable paving etc. and ensuring appropriate management and treatment of the car parking areas. Investigation into the use of filter trenches/strips and swales etc. to minimise the use of proprietary surface water treatment products.

v)       Final detailed management plan to include full details of rigorous maintenance needed, in addition to including arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.

 

5.      Upon completion of the drainage works for the improvements to existing sports club site and in accordance with the timing / phasing arrangement, 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:

 

i)        Provision of a complete set of as built drawings for site drainage.

ii)       Maintenance and operational activities.

iii)      Arrangements for adoption and any other measures to secure the operation of the scheme throughout its lifetime.

 

6.      The residential development shall be carried out in accordance with the approved Surface Water Drainage Strategy, prepared by Ambiental

(Ref: 4387_3814 SWDS, dated 18/02/2019, version: Final v1.0) and the following mitigation measures:

 

i)        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 3.5 l/s during the 1 in 100 year event plus 40% of climate change event.

ii)       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 minimum of 26m3 (or such storage volume agreed with the LLFA) of total storage volume in underground tank and additional permeable paving areas.

iii)      Discharge of surface water from the private drain into the Thames Water sewer network.

 

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.

 

7.      No development on the residential site shall take place until a detailed surface water drainage scheme, based on the approved drainage strategy and sustainable drainage principles and incorporating the measures below, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

 

i)        Final detailed drainage layout including precise locations of all the SUDS features and connection points into the public sewer.

ii)       Detailed engineered drawings of the proposed SuDS features including cross section drawings, their size, volume, depth and any inlet and outlet features including any connecting pipe runs.

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

 

8.      Upon completion of the drainage works for the residential development and in accordance with the timing / phasing arrangement, 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:

 

i)        Provision of a complete set of as built drawings for site drainage.

ii)       Maintenance and operational activities.

iii)      Arrangements for adoption and any other measures to secure the operation of the scheme throughout its lifetime.

 

9.      No piling shall take place on the site unless a piling method statement (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. Any piling must be undertaken in full accordance with the terms of the approved piling method statement.

 

10.    No construction works on the residential site shall commence until the tree protection measures set out in the Arboricultural Method Statement by Tree Aware UK (updated 18 February 2019) and shown on the Tree Protection Plan, drawing no. 55008-5-02 Rev 1, have been installed in full. These measures shall be retained at all times during construction works.

 

11.    No construction works on the residential building above ground level shall commence until a noise impact assessment has been submitted to and approved in writing by the Local Planning Authority. The report shall assess the impact of road traffic noise and the use of the tennis courts on the proposed residential dwellings and include appropriate mitigation measures to ensure good indoor ambient noise levels are achieved to each flat in accordance with BS8233: Guidance on Sound Insulation and Noise Reduction for Buildings 2014. Any mitigation measures shall allow for background and purge ventilation to the flats. No dwelling shall be occupied until the approved mitigation measures have been installed in full.

 

12.    No construction works on the residential building above ground level shall commence until full details and samples of the materials to be used for the external surfaces of the building (including walls, roofs, windows, doors and balconies) have been submitted to and approved in writing by the Local Planning Authority. The development shall only be constructed in the approved materials.

                  

13.    No residential dwelling shall be occupied until a detailed soft landscaping scheme for all the land within the residential site has been submitted to and approved in writing by the Local Planning Authority. The approved 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.

         

14.    No residential dwelling shall be occupied until a detailed hard landscaping scheme for all the land within the residential site has been submitted to and approved in writing by the Local Planning Authority and the approved scheme has been completed in full.

         

15.    No residential dwelling shall be occupied until details of the design and materials for a secure and weatherproof cycle store for a minimum of 23 cycles within the residential site has been submitted to and approved in writing by the Local Planning Authority and the approved store has been constructed in full. The approved cycle store shall be retained at all times.

 

16.    No residential dwelling shall be occupied until details of the design and materials for a secure bin store for waste and recycling storage within the residential site has been submitted to and approved in writing by the Local Planning Authority and the approved store has been constructed in full. The approved bin store shall be retained at all times.

 

17.    No residential dwelling shall be occupied until details of parking management plan for the residential site, to prevent and control unauthorised parking within the site, has been submitted to and approved in writing by the Local Planning Authority. The occupation of the residential site shall be in accordance with the approved parking management plan at all times.

 

18.    No development of the multi-use games area shall commence until details of the multi-use games area design specifications including the surfacing, fencing and line markings have been submitted to and approved in writing by the Local Planning Authority. The multi-use games area shall not be constructed other than in accordance with the approved details.

 

19.    No development of the artificial cricket wicket and cricket practice nets shall commence until details of the design specification of the artificial cricket wicket and cricket practice nets have been submitted to and approved in writing by the Local Planning Authority. The artificial cricket wicket and cricket practice nets shall not be constructed other than in accordance with the approved details.

 

20.    No construction works on the first floor extension to the bar/lounge, the single storey meeting room/store or the extension on north-eastern elevation of fitness suite respectively shall commence until full details and samples of the materials to be used for the external surfaces of the respective extension/building (including walls, roofs, windows, doors and balconies) have been submitted to and approved in writing by the Local Planning Authority. The development of the respective extension/building shall only be constructed in the approved materials.

         

21.    At least 3 months prior to the first use of the approved MUGA a revised Travel Plan for the West Herts Sports Club, based upon the Hertfordshire County Council document 'Hertfordshire's Travel Plan Guidance', shall be submitted and approved in writing by the Local Planning Authority. The approved Travel Plan shall be implemented at all times.

 

22.    Prior to the first use of the new function hall and overflow car park, a management plan shall be submitted to and approved in writing, addressing details of how potential noise impacting on adjoining residents will be addressed. The development shall be implemented in accordance with the details submitted.

 

Informatives

1.      IN907 Positive proactive statement

2.      IN910 Building Regulations

3.      IN912 Hours of Construction

4.      IN909 Street naming and numbering

5.      IN913 Community Infrastructure Levy

6.      IN914 S106 Agreement

7.      Existing drainage system needs some immediate attention.

Report author: Paul Baxter

Publication date: 19/12/2019

Date of decision: 16/12/2019

Decided at meeting: 16/12/2019 - Development Management Committee

Accompanying Documents:

 

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