The Principal Planning Officer (AC), summarised his report to the meeting.

 

The Chair noted that there were no speakers against the application and invited Mr Ransford Stewart, the agent for the applicant, to address the committee. 

 

Mr Stewart gave a brief history of the site and Watford Community Housing Trust’s (WCHT) involvement with it.  He explained that the current quality of accommodation was not up to standard.  He assured the committee that the new homes would be owned and managed by WCHT, with the new homes being offered to those who desperately needed them. 

 

Consultation had been carried out via the web and also a postcard drop.  There had been revisions to the application, following the consultation.  One of the particular concerns was access to the rear of nearby properties.  This was assured, with licences being offered free of charge to residents. 

 

The design was of a high quality and although there were four storeys, the design stepped down towards the existing properties.  The high quality brick design had been amended following consultation with the urban design manager.

 

Mr Ransford briefly addressed the issue of parking and stated that there were fewer flats, so it was possible that parking may even reduce. 

 

The Chair thanked Mr Ransford and commented that he also liked the transition in scale of the buildings and the brickwork banding.  He added that he felt the changes in Hagden Lane, reinforced the building line on the road. 

 

However, the Chair criticised the illogical break-up of the blocks, with different bricks.  In particular, he voiced his dislike of the grey bricks as he felt they were not sympathetic with the nearby buildings. 

 

The Chair then invited comment from the committee. 

 

Councillor Bell stated that he had considerable reservations about the four storeys and certain aspects of the design.  He expressed concern about the additional height impinging on the sunlight to surrounding properties.  He agreed with the Chair that the grey brick was a poor design feature and asked if this could be changed. 

 

He added that in his opinion the fourth storey would alter the building line.  Also four parking spaces was insufficient and there should be at least eight.  The Chair invited the Principal Planning Officer to comment on the issues that had been raised. 

 

The Principal Planning Officer stated that he would speak to the architect regarding the use of a lighter tone of bricks.  The Interim Head of Planning and Building Control agreed with this course of action. 

 

Other councillors voiced their dislike of the “gloomy” grey brick. 

 

There followed a discussion about continued access to the side and rear of nearby premises.  The Principal Planning Officer replied that all access arrangements with WCHT would continue. 

 

Councillor Johnson observed this development was entirely social rented units and exactly what the committee had been asking for and exactly what was desperately needed by many people in the town.

 

Councillor Sharpe commented that although the building was taller, there sometimes had to be compromises to get the social housing needed.  He also made the point about the parking spaces and that the Council had declared a climate emergency.  We must reduce the dependency on the car and making it difficult or impossible to own a car in certain areas of controlled parking was a valid method. 

 

The Chair then proposed a vote that planning permission be granted subject to the below conditions and any variations contained in the update sheet.

 

In accordance with Standing Committee Procedure Rules, paragraph 4.2, Councillor Jeffree requested that it be recorded in the minutes how members cast their votes.

 

Those members voting for the motion:

Councillors Bell, Collett, Jeffree, Johnson, Mills, Pattinson, Sharpe, Smith and Watkin.

 

Those members voting against the motion:

None

 

The motion was declared to be CARRIED unanimously.

 

RESOLVED –

 

That planning permission be granted subject to the conditions listed below:

 

Section 106 Heads of Terms

 

i)                To secure all 13 residential units as Social Rented Housing.

 

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 Watford Borough Council of

£2,000 for the removal and replacement of trees.

 

Conditions

 

1.    Three Years

 

The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

 

2.    Approved Drawings and Documents

 

The development hereby permitted shall be carried out in accordance with the following approved drawings and documents:

 

-        BRI-XX-00-DR-A-00100 Revision: PL02

-        BRI-XX-00-DR-A-00101 Revision: PL02

-        BRI-XX-00-DR-A-00102 Revision: PL02

-        BRI-00-XX-DR-A-00103 Revision: PL02

-        BRI-XX-00-DR-A-00104 Revision: PL02

-        BRI-XX-00-DR-A-00105 Revision: PL02

-        BRI-XX-00-DR-A-00106 Revision: PL02

-        BRI-XX-00-DR-A-00120 Revision: PL02

-        BRI-XX-00-DR-A-00123 Revision: PL02

-        BRI-XX-00-DR-A-00124 Revision: PL02

-        BRI-XX-00-DR-A-00131 Revision: PL01

-        Energy Statement by Waterstone Design. File ref: D2413/REPORTS. Dated: 18.05.2020.

-        GroundandWater Desk Study Report. Report Reference: GWPR3648/DS/May 2020. Issue V1.01

-        Preliminary Bat Roosting and Bird Nesting Assessment. Dated: April 2020

-        Transport Statement by Transport Planning Associates. Dated: May 2020

-        Tree Report and Survey. Report number: J 106. By: Johnathon Hazell.

 

3.    Materials

 

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

 

4.    Hard Landscaping

 

No part of the development shall be occupied until a detailed hard landscaping scheme for the site, including site boundary treatments 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.  The detailed scheme shall be based upon drawing reference: BRI-XX-00-DR-A-00106 Revision: PL02.

 

5.    Soft Landscaping

 

No part of the development shall be occupied until a detailed soft landscaping scheme for the site 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 drawing reference: BRI-XX-00-DR-A-00106 Revision: PL02.  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.

 

6.    Internal Noise Levels

 

No development shall commence above ground level until a noise impact assessment has been submitted to and approved in writing by the Local Planning Authority.  The assessment shall take into account all noise sources including road traffic noise.  The assessment shall include a mitigation scheme for each of the residential dwellings and shall include the details and specifications of the sound reduction performance of all glazed and non-glazed elements of the building facades.  No dwelling shall be occupied until the approved mitigation measures have been installed in full, unless otherwise agreed in writing by the Local Planning Authority.

 

7.    Piling

 

No piling shall take place until 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 in consultation with Thames Water.  Any piling must be undertaken in accordance with the terms of the approved piling method statement.” 

 

8.    Contamination Scheme

 

Prior to the commencement of development (excluding demolition) approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

i) A site investigation scheme, based on the Desk Study Report prepared by Ground & Water Limited (Report ref. GWPR3648/DS/May 2020), to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.  This should include an assessment of the potential risks to: human health, property (existing or proposed) including buildings, crops, pests, woodland and service lines and pipes, adjoining land, ground waters and surface waters, ecological systems, archaeological sites and ancient monuments.

ii) The site investigation results and the detailed risk assessment referred to in (i) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

iii) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (ii) 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 express consent of the local planning authority.  The scheme shall be implemented as approved.

 

9.    Remediation Verification

 

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.

 

10. 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 in accordance with the requirements of condition 8, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 8, 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 in accordance with condition 9.

 

11. Bin and Cycle Stores

 

No dwelling shall be occupied until the bin and cycle stores to serve the dwellings, as shown on the approved drawings, have been constructed and made available for use.  These facilities shall be retained as approved at all times and shall be used for no other purpose.

 

12. Aerials and Satellite Dishes

 

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.

 

Reason: In the interests of the character and appearance of the building, in accordance with Policy UD1 of the Watford Local Plan Core Strategy

2006-31.

 

13. Communications Equipment

 

For the avoidance of doubt, no communications development permitted by Classes A, B or C of Part 16 of Schedule 2 of the Town and Country

Planning (General Permitted Development) (England) Order 2015 (as amended) shall be undertaken on any of the buildings hereby approved.

 

14. Flat Roofs are not amenity space

 

No part of the flat roof of the development hereby permitted shall be used as a terrace, balcony or other open amenity space.

 

15. Obscure Glazing

 

The north east side windows at first and second floor levels in the dwellings labelled ‘Flat 7’ and ‘Flat 11’ 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.

 

16. Surface Water Drainage Scheme

 

No drainage works shall commence until the details of a surface water drainage scheme for the site have been submitted to and approved in writing by the Local Planning Authority.

 

     Informatives

 

1.    IN907 – Positive and proactive statement

2.    IN909 – Street naming and numbering

3.    IN910 – Building Regulations

4.    IN911 – Party Wall Act

5.    IN912 – Hours of Construction

6.    IN913 – Community Infrastructure Levy Liability

7.    IN914 – Section 106 Agreement/Undertaking

8.    IN915 – Highway Works – HCC agreement required