Decision details

The Committee received a report of the Development Management Section Head including the relevant planning history of the site. The Development Management Section Head noted the application sought to vary the previously successful application. The proposed amendments were summarised as a reduction of the height of the approved extension at the western end of the building from 4 storeys to 2 storeys, a change to the infilling of the undercroft car park and the introduction of coloured spandrel panels in the colours of the UTC reflecting a change in the internal layout of the ground floor and retention of the main entrance of the building in its current location as opposed to relocating it as had been proposed in the previous application.

 

It was noted that representations had been received from the Environment Agency and environmental health officers who had stated there was no risk to ground water flooding or to human health. As a result, conditions 3 and 4 were no longer required as part of the officer’s recommendation.

 

The Chairman invited Mr Mark Nowell to speak to the Committee in support of the application. 

 

Mr Nowell stated that the proposal sought to amend the previously approved application due to constraints on his client. As a result there would be a reduction in size to the building and the hall would have a duel use. He reiterated the comments of the Development Management Section Head regarding conditions 3 and 4, and also highlighted that the requirements of conditions 8 and 9 had been completed and the developer was waiting on the receipt of the proposed external materials required in condition 7.

 

The Chairman opened the debate to the Committee Members.

 

Councillor Watkin noted that the project was excellent and highlighted that it was rare that an application sought to reduce the impact on a site. He noted that the extra branding was a positive change and would be a more interesting aspect than it was now.  He stated that he wholeheartedly supported the application.

 

Councillor Connal queried whether there were any flooding concerns. The Development Management Section Head stated that there were no flooding concerns as the site was on raised ground; however he noted that flooding issues had already been dealt with in the previous application.

 

The Chairman moved officer recommendation that the application be approved subject to the conditions outlined in the Officer’s report except for conditions 3 and 4 which were removed and the remaining conditions renumbered accordingly.

 

RESOLVED UNANIMOUSLY:

 

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

 

1. The development to which this permission relates shall be commenced before 7th August 2017.

 

Reason: To accord with the time period for commencement of planning

permission ref. 14/00705/FULM dated 7th August 2014.

 

2. The development hereby permitted shall be carried out in accordance with the following approved drawings:-

 

AE(0-)00, 01, 04, 05, 06, 08, 09

AG(0-)130, 131, 132, 133, 134, 140, 141

 

Reason: For the avoidance of doubt and in the interests of proper planning.

 

3. If, during development, contamination not previously identified is found to be present at the site then no further development shall be carried out until the developer has submitted to, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination is to be dealt with. All works shall be carried out in accordance with the approved details.

 

Reason: In the interests of the health of the future occupiers of the site and to prevent pollution of controlled waters (the site is within Source Protection Zonen2), in accordance with Policies SE24 and SE28 of the Watford District Plan 2000.

 

4. The surface water drainage scheme shall be carried out in accordance with the details shown on drawing no. PS1373/31 (Pure Structures). There shall be no infiltration of surface water drainage into the ground other than with the express written approval of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approved details.

 

Reason: To protect groundwater in accordance with Policy SD1 of the Watford Local Plan Core Strategy 2006-31.

 

5. No development shall commence until details of the proposed external

materials have been submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

Reason: In the interests of the visual appearance of the site and the character and appearance of the area, in accordance with Policy UD1 of the Watford Local Plan Core Strategy 2006-31.

 

6. No part of the development shall be occupied until the provision of cycle shelters has been undertaken in accordance with the following details:

 

Drawing nos. 1886 AG(0-) 01 B and 14 C2 (EWA)

Paving/Planting/Fencing/Site Furniture Specification (EWA)

 

Reason: In the interests of the visual appearance of the site, in accordance with Policy UD1 of the Watford Local Plan Core Strategy 2006-31.

 

7. No part of the development shall be occupied until the hard landscaping scheme has been undertaken in accordance with the following details:

 

Drawing nos. 1886 AG(0-) 01 B and 14 C2 (EWA)

Paving/Planting/Fencing/Site Furniture Specification (EWA)

 

Reason: In the interests of the visual appearance of the site, in accordance with Policy UD1 of the Watford Local Plan Core Strategy 2006-31.

 

8. No part of the development shall be occupied until a soft landscaping

scheme has been submitted to and approved in writing by the Local

Planning Authority. The approved soft landscaping works shall be carried

out not later than the first available planting and seeding season after

completion of the development. Any plants 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.

 

Reason: In the interests of the visual appearance of the site, in accordance with Policy UD1 of the Watford Local Plan Core Strategy 2006-31.

 

9. No part of the development shall be occupied until the following works

within the public highway have been completed in full, as shown in principle on drawing no. 2376-GA-001A (WSP):

 

i) the upgrade of the uncontrolled pedestrian crossing point on Radlett Road (90m to north of the junction with Colonial Way);

 

ii) the upgrade of the uncontrolled pedestrian crossing point on the

southern arm of the roundabout at the junction with Colonial Way;

 

iii) a new Zebra crossing on Colonial Way;

 

iv) new uncontrolled crossing points on Rhodes Way;

 

Reason: To ensure safe and adequate vehicular and pedestrian access to the development and in the interests of highway safety, in accordance with Policy T4 of the Watford Local Plan Core Strategy 2006-31.

 

10. No part of the development shall be occupied until the existing vehicular junction on Colonial Way has been closed off and the adjacent footway and kerb reinstated.

 

Reason: To ensure safe and adequate vehicular and pedestrian access to the development and in the interests of highway safety, in accordance with Policy T4 of the Watford Local Plan Core Strategy 2006-31.

 

11. No part of the development shall be occupied until a Full Travel Plan has been submitted to and approved by the Local Planning Authority. The

approved Plan shall be implemented at all times during the occupation of

the building.

 

Reason: To ensure that the development offers a wide range of travel

choices to reduce the impact of travel and transport on the environment.

 

Informatives

1. This planning permission is accompanied by a unilateral undertaking

under Section 106 of the Town and Country Planning Act 1990 to secure

financial contributions towards the consultation, design and implementation of a scheme for parking restrictions on part of Radlett

Road and on the residential roads to the north of the site.

 

2. In dealing with this application, Watford Borough Council has considered the proposal in a positive and proactive manner having regard to the policies of the development plan as well as paragraphs 186 and 187 of the National Planning Policy Framework and other material considerations, and in accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015.