20/00249/VAR Watford Laundry site 45 - 69 Sydney Road
Decision Maker: Development Management Committee
Decision status: Recommendations Approved
Is Key decision?: No
Is subject to call in?: No
Variation of condition 2 of planning
permission 18/00803/FULM to add an additional 21 units.
The Chair introduced the item to the committee and invited the Development Management Team Leader to present the report of the Principal Planning Officer (AR).
The Development Management Team Leader summarised the report for the committee.
The Chair then invited Mr. Martin Pearce, of Weston Homes, to address the committee. Mr. Pearce gave a summary of the history of the site and the application. He emphasised that the application had been shaped and amended in close cooperation with the council and that this application reflected that coordinated approach. He also made reference to the fact that all blocks within the development were protected by a sprinkler system, to give a high level of fire safety.
Councillor Bell commented that he had voted against the original proposal. He noted the increase in the number of units, but pointed out that the percentage of affordable units was still only 10.5%. He expressed his disappointment that, after two years, the affordable housing element of the application, was still so low.
At this point, the Chair involuntarily left the meeting due to connectivity issues. After a short delay to try and re-establish connection, the Vice Chair, Councillor Stephen Johnson stepped in to chair the meeting.
There followed a discussion around the percentage of affordable and social housing. Councillors Bell and Smith expressed their disappointment in such a low percentage of such housing. Councillor Sharpe highlighted that there could be an exception to the 35% affordable housing standard on the grounds of viability. This exception meant that the level of affordable housing in the development was not grounds for refusal. This was conceded by the committee but it was felt that it was quite correct to criticise a developer in these circumstances.
The Principal Planning Officer (AR) pointed out that the proposed provision was actually a higher cost to the developer as the tenure of affordable housing offered would comprise of only affordable and social rented units, without shared ownership, and on balance this was a good offer. The discussion then moved on to the addition of two storeys to the central blocks and the 25 degreesightlines. Councillor Smith suggested that perhaps the height should have been added to the lower blocks towards the edges of the development.
The Principal Planning Officer (AR) explained that the higher blocks were the ones farthest away from the neighbours. She added that the 25 degreesightlines merely triggered the need for a sunlight and daylight assessment. These assessments had been carried out, with the result that the neighbours’ amenity would not be unreasonably harmed. The Vice Chair then proposed a vote to approve the application in accordance with the officer’s recommendation.
In accordance with Standing Committee Procedure Rules, paragraph 4.2, Councillor Stephen Johnson requested that it be recorded in the minutes how members cast their votes.
Those members voting for the motion:
Councillors Collett, Johnson, Pattinson, Sharpe and Watkin.
Those members voting against the motion:
Councillors Bell and Smith.
Those members abstaining from voting:
Those members absent when the vote was taken:
The motion was declared to be CARRIED by five to two with one abstention.
That, planning permission be granted subject to the completion of a legal planning obligation under s.106 of the Town and Country Planning Act 1990 to secure the Heads of Terms, and subject to the conditions listed below:
Section 106 Heads of Terms
i) To secure 7 units on the third floor of Block B of the development to be Affordable Housing units comprising 4 no. Affordable Rented units (1 no. 1B2P, 1no. 2B3P, 1no. 2B4P, 1no. 3B 5P) and 3 no. Social Rented units (1 no. 3B4P and 2 no. 3B5P);
1. Omitted - development under 18/00803/FULM has commenced and so time limit is not required.
2. The development hereby permitted shall be carried out in accordance with
the following approved drawings:-
WH200-19-P-05.101 RevP1, Site Location Plan;
WH200-19-P-10.101 RevP1, Existing Site Plan;
WH200-19-P-25.199 RevP2, Lower Ground Floor;
WH200-19-P-25.200 RevP2, Ground Floor Plan;
WH200-19-P-25.201 RevP2, 1st Floor Plan;
WH200-19-P-25.202 RevP2, 2nd Floor Plan;
WH200-19-P-25.203 Rev P2, 3rd Floor Plan;
WH200-19-P-25.204 Rev P2, 4th Floor Plan;
WH200-19-P-25.205 Rev P2, 5th Floor Plan;
WH200-19-P-25.206 Rev P2, 6th Floor Plan;
WH200-19-P-25.207 Rev P2, 7th Floor Plan;
WH200-19-P-25.208 Rev P2, 8th Floor Plan;
WH200-19-P-25.209 Rev P2, 9th Floor Plan;
WH200-19-P-25.210 Rev P2, 10th Floor Plan;
WH200-19-P-25.211 Rev P1, 11th Floor Plan;
WH200-19-P-25.212 Rev P1, 12th Floor Plan;
WH200-19-P-25.213 Rev P1, Roof Plan;
WH200-19-P-30.100 Rev P2, Front Blocks North & South Elevations;
WH200-19-P-30.101 Rev P2, Back Blocks North & South Elevations;
WH200-19-P-30.103 Rev P2, Blocks C & D – East & West Elevations;
WH200-19-P-30.104 Rev P2, Blocks E & F – East & West Elevations;
WH200-19-P-35.104 Rev P1, Sections AA & BB; and
WH200-19-P-35.105 Rev P1, Sections CC & FF.
3. The surface water drainage scheme for the site shall be implemented prior to occupation of the development, in accordance the following details as approved under ref. 20/00338/DISCON.
WH200-18-45-01-04 Rev A
WH200-19-15-03 Rev B
WH200-19-15-24 Rev P1
WH200-19-15-30 Rev P1
WH200-19-15-31 Rev P1
Foul and Surface Water Strategy Report- WH200 Feb 2020 Ref IDL/868/DS/01
4. The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Infrastructure Design Ltd (IDL), reference number IDL/868/DS/01, dated June 2018:
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 minimum of 409.4 m3 (or such storage volume agreed with the LLFA) of storage volume in Tubosider Helibore feature and additional 96 m3 and 106 m3 (or such storage volume agreed with the LLFA) in permeable paving areas.
Discharge of surface water from the private drainage
system into the Thames Water surface 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.
5a. Prior to occupation of each phase of the development, as identified by Condition 17, a verification report that demonstrates the effectiveness of the ground water treatment and monitoring phase remediation carried out in accordance with the approved remediation scheme (Remediation Strategy and Options Appraisal prepared by Card Geotechnics Limited (Document Ref: CG/28211A)), together with any necessary monitoring and maintenance programme, shall be submitted to and approved in writing by the Local Planning Authority. If changes are required to the injection/monitoring locations, a revised remediation scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved monitoring and maintenance programmed for each remaining phase shall continue to be implemented.
5b. Prior to occupation of each phase of the development, as identified by Condition 17, a verification report that demonstrates the effectiveness of the demolition and construction phases of remediation carried out in accordance with the approved remediation scheme (Remediation Strategy and Options Appraisal prepared by Card Geotechnics Limited (Document Ref: CG/28211A)), together with any necessary monitoring and maintenance programme and copies of waste transfer notes relating to exported and imported soils, shall be submitted to and approved by the Local Planning Authority. The approved monitoring and maintenance programmed for each remaining phase shall continue to be implemented.
5c. Within 3 months of completion of the development, a verification closure report shall be submitted to and approved by the Local Planning Authority. The verification closure report shall detail all the remediation works completed in respect of the full site.
6. 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.
7. The external materials of the development shall be finished in accordance with the details as approved under ref. 19/01468/DISCON as follows:
WH200-19-P-95.01 Rev P1 - External materials
WH200-19-P-95.02 Rev P1 - External materials
200-19-80-01 Rev B- Window elevations
200-19-80-02 Rev B - Traditional Construction Window detail (Blocks A, C, E, & G)
200-19-80-03 Rev P1 - RC Frame construction Window Detail (Blocks B, D, F & H)
WH200/19/75.49 Rev B Canopy Details
8. The hard landscaping scheme for the site shall be implemented prior to occupation of the development, in accordance with the following details as approved under the discharge of condition application ref. 20/00367/DISCON.
2863-LA-03 - C
9. The soft landscaping scheme for the site 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. The soft landscaping scheme for the site shall be implemented in accordance with the following details as approved under the discharge of condition application ref. 20/00367/DISCON
2863-LA-03 - C
2863-PP-01 - A
2863-PP-02 - A
2863-PS-01 - A
10. No part of the development shall be occupied until the modified access and egress arrangements from Sydney Road, as shown in principle on the approved drawings has been completed in full.
11. No dwelling within each block of the development shall be occupied until the bin and bicycle storage of that block 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.
12. Satellites for the development shall be installed in accordance with the drawing WH200/19/15.30 as approved under ref. 20/00368/DISCON.
13. No dwelling shall be occupied until the details of car parking allocation havebeen 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.
14. All residential units shall achieve the recommended maximum internal noise levels under BS 8233 through the following provisions inaccordance with the Noise Impact Assessment dated June 2018 Ref 18-4127 Rev B.
· Façade construction to achieve an Rw of at least 55dB
· Double glazed window units with a Sound Reduction Index (SRI) of at least 28 dB Rw
· Installation of acoustic trickle vents
15. 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.
16. The north facing windows of Block H serving the landing and stairwells at upper ground floor, first floor, second floor, third floor, fourth floor and fifth floor levels, shall be installed and retained with obscure-glazing, and shall be non-opening other than in parts of the windows which are more than 1.7 metres above the floor of the room in which the window is installed.
17. The development shall be carried out in accordance with the 'WH200/19/P/P01 Rev04 Phasing Plan' unless otherwise submitted and approved in writing by the Local Planning Authority.
IN912 Hours of Construction
IN 913 Community Infrastructure Levy
IN914 S106 Agreement
IN909 Street Naming and Numbering
IN907 Consideration of the proposal in a positive and proactive manner
IN915 Highway Works – HCC agreement required
Report author: Paul Baxter
Publication date: 06/08/2020
Date of decision: 02/07/2020
Decided at meeting: 02/07/2020 - Development Management Committee