Apologies had been received from Councillor Johnson.

There were no Disclosures of Interest.

The minutes of the meeting held on 24 April 2014 to be submitted and signed.  (All minutes are available on the Council’s website.)

The minutes of the meeting held on 24 April 2014 were submitted and signed.

A total of 3 application reports are included on this agenda for decision, of which 2 will be within the Government's target dates for determination of applications

On 7^th May 2014 there were 0 applications over 8 weeks not yet determined but under consideration by the Development Management Section Head.

RESOLVED –

that the report be noted.

An application for change of use of existing office at first floor level in tower building to residential use to form part of existing residential flat at first floor and to reinstate cover to link bridge with double glazed units

The Committee received a report of the Development Management Section Head including the relevant planning history of the site and details of letters in response to the application.   The Update Sheet noted that seven letters of objection had been received, not six as had been stated in the report. 

The Senior Planning Officer presented the application and explained that a condition was proposed that required that the first floor windows in the ‘tower’ building  be fixed shut below 1.7m above floor level and fitted with obscure glass.  These measures would ensure that there would be no overlooking into neighbours’ properties and would ensure no significant loss of privacy.

The Chair invited Mr Simon Nilski to speak to the Committee.

Mr Nilski pointed out that whilst the current application did not demonstrate overdevelopment, there was no guarantee that this would not occur in the future. 

Mr Nilski said that residents had received insufficient notice that the application was to be discussed at the present meeting.   He noted that 32 documents had been attached to the application and that residents had had little time to view and consider the impact of the development. 

Mr Nilski drew attention to the 2008 Residential Design Guide and attested that there was not, in this area, the potential to provide seven bedrooms.  He asked whether there would be adequate ventilation where the obscure glazed windows were to be installed and added that the obscure glazing did not appear to be sufficiently high to ensure privacy for residents. 

Mr Nilski then advised that no fire escape had been included in the plans and asked whether this provision had been considered.  He further asked whether research had been conducted into the potential number of residents in the completed flat and whether there would be sufficient drainage. 

The Committee agreed that Councillor Helen Lynch could address the meeting.

Councillor Lynch advised that Estcourt Road was a quiet residential street, an oasis in the centre of Watford, and was, primarily, a street of two-bedroom family homes.  She explained that there was insufficient car parking facility for current residents.  

Councillor Lynch noted that the approval granted in April 2014 for change of use from an office to a residential flat at this address had been a disappointment to local residents.  She advised that residents had had concerns regarding overlooking and loss of light; she explained that the current proposal had exacerbated their concerns. 

Councillor Lynch pointed out that the walkway would be higher than the brick wall between the properties and would impact on neighbours’ lives and would certainly lead to a loss of privacy.

Councillor Lynch explained that the former owner of the property had submitted plans for development and had then sold the building to Newcrown Investments Limited.  She urged Newcrown Investments to recognise residents’ concerns and asked that all conditions included in the former application be carried forward were approval to be granted.  She further requested that the contractors park on site rather than on the road,  ...  view the full minutes text for item 98.

Application for the demolition of existing garages and erection of a three storey building with accommodation in the roof comprising 6 no. one bedroom flats and 4 no. two bedroom flats with car parking and amenity space and access from existing access road off Tolpits Lane

The Committee received a report of the Development Management Section Head including the relevant planning history of the site.

Councillor Bell said that he welcomed the changes included in the proposal since the application had previously come to committee; he considered that the development was more acceptable and with a better overall design. 

Councillor Bell noted, however, that shoppers would continue to need space to park and said that he hoped adequate access and egress to the car park at the rear of the shops would be provided. 

Councillor Derbyshire agreed that the changes which had been sought had been achieved within the present application.  He pointed out that the windows in the bathroom and kitchen in the top floor flat would be non-opening and asked how these rooms would be ventilated. 

The Major Cases and Enforcement Manager drew attention to Condition 12 in the Recommendations which stated that details of the mechanical ventilation systems would need to be submitted to and approved by the Local Planning Authority prior to construction work starting. 

The Chair concurred with other members of the committee that the current Application would provide good quality accommodation for residents.   

RESOLVED –

that, in consequence of a planning obligation under s.106 of the Town and Country Planning Act 1990 (as amended) having been entered into to secure the Heads of Terms set out below, planning permission be granted subject to the following conditions:

Section 106 Heads of Terms

i)          To secure financial payments to the Council of:

a)       £12,360 (index linked) towards the provision and improvement of public open space in the Borough in accordance with Policy L8 of the Watford District Plan 2000;

b)       £3,940 (index linked) towards the provision and improvement of children’s playspace in the Borough in accordance with Policy L9 of the Watford District Plan 2000;

ii)          To secure financial payments to the County Council of:

a)       £6,750 (index linked) towards the implementation of the South West Hertfordshire Transport Strategy and sustainable transport measures in Watford in accordance with Policies T3 and T5 of the Watford Local Plan Core Strategy 2006-31;

b)       £2,058 (index linked) towards the provision of secondary education in accordance with Policy H10 of the Watford District Plan 2000;

c)       £3,822 (index linked) towards the provision of primary education in accordance with Policy H10 of the Watford District Plan 2000;

d)       £972 (index linked) towards the provision of nursery education in accordance with Policy H10 of the Watford District Plan 2000; 

e)       £276 (index linked) towards the provision of childcare facilities in Watford in accordance with Policy H10 of the Watford District Plan 2000;

f)        £70 (index linked) towards the provision of youth facilities in Watford in accordance with Policy H10 of the Watford District Plan 2000;

g)       £978 (index linked) towards the provision of library facilities in accordance with Policy H10 of the Watford District Plan 2000;

iii)        To secure 4 of the units as affordable housing for affordable rent.

iv)        To secure the provision of fire hydrants as  ...  view the full minutes text for item 99.

Application for the construction of 40 dwelling houses comprising 13 no. 2 bed houses, 27 no. 3 bed houses and minor amendments to the car parking layout, as an amendment to the house types and car parking layout approved under planning permission ref.11/00952/FULM.

The Committee received a report of the Development Management Section Head including the relevant planning history of the site and details of two letters raising objections to the application.

The Major Cases and Enforcement Manager noted that the design for accommodation had changed since planning permission had been granted in 2012 and that two further amendments to the designs had been submitted since the report had been prepared.

The Major Cases and Enforcement Manager drew attention to the Update Sheet and noted the comments of the Council’s Urban Design and Conservation Manager on the latest amended drawings.  These comments had been assimilated into the final designs which had thus achieved an inherent dignity.  It was agreed that previous concerns had been overcome satisfactorily.

The Major Cases and Enforcement Manger noted the extra Condition (No.27) in direct response to the Urban Design and Conservation Manager’s comments.   

The Committee then discussed the application.

Councillor Derbyshire commended the Urban Design and Conservation Manager’s report and advised that he had had reservations with regard to the original application.  He considered that the Urban Design and Conservation Manager’s report presented a professional viewpoint which was an important material consideration to be taken into account in determining the application.

Councillor Bell noted that the mix of dwellings had altered: it was proposed that there would be no maisonettes and no four bedroom houses.  He also noted that no transport assessment had been completed and stated that he had concerns with regard to congestion in the locality. 

Councillor Brandon referred to the Hertfordshire Constabulary Crime Prevention Design Advisor’s report and comments and asked for an explanation of the resultant changes. 

The Major Cases and Enforcement Manager explained that the Crime Prevention Officer’s comments and recommendations had been addressed through changes in the proposed layout.  He added that the cycle stores and the footpaths had also been altered and that low hedging would be planted round the car park in order that this enclosure would not appear unduly severe.  He assured the meeting that most concerns had been addressed through design changes. 

Councillor Brandon also noted the Urban Design and Conservation Manager’s comments on the amended designs and asked whether the materials used would be as specified in the report or whether they would be changed. 

The Major Cases and Enforcement Manager replied that materials would be of brick and render, adding that brick string courses and headers had been removed from the designs.  He advised that the same materials would be used for both flats and houses.

Councillor Watkin expressed approval for the work of the Urban Design and Conservation Manager and said that the designs for development were now more acceptable.  He noted that the changes in the mix of homes would provide 107 bedrooms rather than the 124 as previously proposed. 

Replying to a question from Councillor Watkin in respect of affordable homes, the Major Cases and Enforcement Manager advised that planning officers had consulted with the Council’s housing section and that the proportion of  ...  view the full minutes text for item 100.