There were no apologies for absence.

Councillor Sharpe advised that although he lived in Oxhey, relatively close to the location of two applications on the agenda (18/00323/FULM and 18/00684/COU), he did not consider that either application would impact on his own property and he did not therefore have an interest to disclose to the committee.

Councillor Bell advised that he had visited the site for application 18/00473/FUL and had spoken to neighbours, however he had not expressed an opinion on the application.

The minutes of the meeting held on 25 July 2018 to be submitted and signed.

The minutes of the meeting held on 25 July 2018 were submitted and signed.

Demolition of existing dwelling and outbuildings for redevelopment into 10 apartments with associated car parking, landscaping improvements, new accesses onto Oxhey Road and Hollybush Close and other associated external alterations (Amended plans and description - dwellings reduced from 12 to 10).

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Principal Planning Officer introduced the report explaining that the application proposed the demolition of the existing dwelling and outbuildings and its redevelopment into ten apartments with associated car parking, landscaping improvements, new accesses onto Oxhey Road and Hollybush Close and other associated external alterations.  The amended plans and description had reduced the number of proposed dwellings from 12 to ten.

Attention was drawn to the update sheet, which included information on an additional letter of objection.

The Chair invited Ray Glover, a local resident, to speak in opposition to the application.  Mr Glover explained the detrimental impact of the proposed development on residents in Hollybush Close, particularly in regard to parking and flooding risk.  He suggested that a redevelopment of the property would have been more appropriate both in terms of the environmental impacts and maintaining the character and appearance of the area.

Mr Glover questioned the accuracy of some of the drawings and the chartered surveyors’ report.  He also sought reassurance that the development would be carried out in accordance with the application.

In response to a query from the Chair, the Principal Planning Officer advised that a sustainability report had been required from the applicant.  Any planning consent would also require development works to be carried out in accordance with the revised energy and sustainability statement.  It was noted that the viability assessment had not been redone following the reduction in the number of units.

The Chair invited Peter Jeffery, the agent, to speak for the application.  Mr Jeffery observed that the development would deliver additional high quality housing in the borough.  He noted that the council could not demonstrate a five year supply of deliverable housing sites, which required paragraph 11(d) of the revised NPPR (2018) to be applied.  This was a brownfield site in a sustainable location close to local amenities.

Mr Jeffery observed that the area incorporated a wide range of architectural styles and the contemporary design had been drawn up in consultation with officers to reflect the local character.   The result was a fully policy compliant scheme, which was supported by officers and the statutory consultees.

The Chair invited Oxhey Ward Councillor Maggie Parker to speak to the committee.  Councillor Parker reiterated residents’ concerns about the loss of the existing property in terms of its impact on the local street scene and on the environment.  She suggested that the design of the flats would be out of keeping with the area, which needed family homes.  Residents were also concerned about the potential for overflow parking on surrounding streets and the likely additional congestion on local roads.

Before seeking comments from the committee, the Chair made some observations on the design.

Members of the committee acknowledged residents’ concerns about the loss of the sizeable family home and the impact that this would have on the local street  ...  view the full minutes text for item 25.

Change of use from a six person HMO (House of Multiple Occupancy) to an 11 person HMO. This involves minor works involving the addition of an internal conversion of a first bedroom to kitchenette area.

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Principal Planning Officer introduced the report explaining that the application was for a change of use from a six to 11 person House in Multiple Occupation (HMO).  This involved minor internal alterations to provide a kitchen on the first floor.  No external alterations were proposed.

The Chair invited Reeta Ram, the applicant, to speak to the committee.  Ms Ram outlined the significant community benefit of the proposed development to provide a range of supported living, including for the partners of those needing care.  To date referrals had been received from Harrow Council and Ms Ram hoped that local residents might also make use of the facility in the future.  Ms Ram noted that whilst people were wary of HMOs, no complaints about noise or disturbance had been recorded.

The Chair invited comments from the committee.

Committee members observed that there was a degree of public apprehension around HMOs.  However, at various locations around the town HMOs provided an important facility to those unable to buy.  It was suggested that the applicant work with neighbouring residents to reassure them about the impact of their operations on surrounding properties.

The Chair moved the officer’s recommendation

RESOLVED –

that planning permission be granted subject to the following 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 shall be carried out in accordance with the following drawings, unless otherwise approved in writing by the Local Planning Authority. The following drawings are hereby approved: 18/002/56KF and 18/201/56KF Rev C.

3.         Within 3 calendar months of the date of this permission details of refuse and recycling storage and secure and weatherproof cycle storage facilities shall be submitted to and approved in writing by the Local Planning Authority and the storage facilities shall be installed in accordance with the approved details. The storage facilities shall be retained at all times thereafter.

Informatives

1.         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 2010, as amended.

2.         This permission does not remove the need to obtain any separate consent, which may be required under the Buildings Act 1984 or other building control legislation. Nor does it override any private rights which any person may have relating to the land affected by this decision. 

            To find out more information and for advice as to whether a Building Regulations application will be required please visit www.watfordbuildingcontrol.com.

3.         This planning permission does not remove the need to obtain any separate consent of the owner of  ...  view the full minutes text for item 26.

The erection of a two storey side extension and a single storey rear extension. (Amended plans)

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Development Management Team Leader (HN) introduced the report, explaining that the application was for the erection of a two storey side extension and a single storey rear extension.

The Chair invited Helen Murray, a local resident, to speak against the application.  Ms Murray declined to speak, however her father raised concerns on her behalf about the actual level of parking provision included in the application and the accessibility of those spaces.

In a clarification by the officers, it was confirmed that whilst three parking spaces were included on the plans, in reality this would require some manoeuvring on and off the driveway to accommodate three vehicles simultaneously.

The Chair invited Antony Okoluko, on behalf of the applicant, to speak for the application.   Mr Okoluko outlined the dialogue undertaken with officers to agree an acceptable proposal.  As a consequence of these discussions, a number of significant design changes had been made in order to mitigate any adverse impacts on neighbouring properties.  The result was an efficient use of land, which maximised the variety of accommodation in the local area.

The Chair invited comments from the committee.

Members considered that although the proposed single storey rear extension was large, it was currently allowed under permitted development rights.  It was hoped that the trees along the rear boundary of the site would be retained since they offered some visual amenity to neighbouring properties.

The committee noted the parking concerns of neighbours and sought assurance from officers that their privacy and outlook would not be impaired by the proposed extension.

The Chair moved the officer’s recommendation.

RESOLVED –

that planning permission be granted subject to the following 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.         All the external surfaces of the development shall be finished in materials to match the colour, texture and style of the existing building. Details of any alternative materials shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the development shall only be carried out in accordance with any alternative details approved by this Condition.

3.         The development shall be carried out in accordance with the following drawings:

            011117 – PL 200– Ordinance Survey

011117 – PL 201– Existing Floor Plans

011117 – PL 202– Existing Roof Plan

011117 – PL 203– Existing Front + Rear Elevations

011117 – PL 204– Existing North West Elevation

011117 – PL 205– Existing South East Elevation

011117 – PL 301– Proposed Floor Plans

011117 – PL 302– Proposed Roof Plan

011117 – PL 303– Proposed Front + Rear Elevations

011117 – PL 304– Proposed North West Elevation

            011117 – PL 305– Proposed South East Elevation

            Unless otherwise agreed in writing by the Local  ...  view the full minutes text for item 27.

Demolition of existing building (Town and Country Club) and construction of four storey building comprising 39 dwellings (1 and 2 bedroom flats) with 12 car parking spaces, cycle store , bin store and amenity space.  All units to be affordable housing.

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Development Management Team Leader (PB) introduced the report, explaining that the application was for the demolition of the existing building (Town and Country Club) and the construction of a four storey building comprising 39 dwellings (one and two bedroom flats) with 12 car parking spaces, cycle store, bin store and amenity space.  All units would be affordable housing.

It was noted that members of the committee had visited the application site prior to the meeting.

Although there were some reservations about the design of the proposed scheme, committee members welcomed the application which provided much needed affordable housing.  Members of the committee expressed regret that this comprised only affordable rent and shared ownership accommodation, with no social rent provision.

The Chair moved the officer’s recommendation subject to completion of a section 106 agreement.

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)          To secure 39 flats as affordable housing comprising  23 flats (7 x 1 bed and 16 x 2 bed) for affordable rent and 16 flats (16 x 2 bed) for low cost home ownership.

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.

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:-

            5149-TFP-ZZ-ZZ-DR-A-2007/SO/P01

            5149-TFP-ZZ-ZZ-DR-A-2003/SO/P010

            5149-TFP-ZZ-ZZ-DR-A-2009/SO/P07

            5149-TFP-ZZ-ZZ-DR-A-2008/SO/P08

            5149-TFP-ZZ-ZZ-DR-A-2006/SO/P010

            5149-TFP-ZZ-ZZ-DR-A-2010/SO/P09

            5149-TFP-ZZ-ZZ-DR-A-2011/SO/P08

3.         No demolition or construction works shall commence until the tree protection measures detailed in Section 4 and the  Draft Tree Constraints Plan of the Arboricultural Impact Assessment by Middlemarch Environmental (Report No. RT-MME-127193-02, dated April 2018) have been implemented in full, unless otherwise agreed in writing by the Local Planning Authority. These measures shall be retained at all times during demolition and construction works.

4.         No construction works above damp proof course level shall commence until details of the materials to be used for all the external finishes of the building, including walls, roofs, doors, windows, fascias and balustrades, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved materials.

5.         No construction works above damp proof course level shall commence until detailed drawings of the window and door reveals and brick detailing to the external walls, have been submitted to and approved in  ...  view the full minutes text for item 28.

Variation of Condition 2 for alterations to the design and massing of Block B (to accommodate the 3 metre buffer zone around Thames Water sewer) pursuant to planning permission 18/00542/FULM.

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application.

The Development Management Team Leader (PB) introduced the report explaining that the application involved a variation of Condition 2 for alterations to the design and massing of Block B (to accommodate the 3 metre buffer zone around a Thames Water sewer) pursuant to planning permission 18/00542/FULM.

There were no speakers.  The Chair invited comments from the committee.

Members expressed frustration that this application had returned to the committee as a result of a late requirement by Thames Water after previous consent had been given by the company.  However, the resultant amendments to the design were welcomed as an improvement to the southern and western elevations of Block B.

The Chair moved the officer’s recommendation subject to the successful completion of a section 106 agreement.

RESOLVED –

that, pursuant to a planning obligation under section 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)          To secure the affordable housing units in Building C comprising 6 units for social rent (3 x 2 bed and 3 x 3 bed), 22 units for affordable rent (5 x 1 bed, 11 x 2 bed and 6 x 3 bed) and 4 units for intermediate tenures (1 x 1 bed and 3 x 2 bed).

ii)         To secure an agreement with a car-club operator to provide car clubs operating on the site for at least three years from the first occupation of the development.  The agreement is to include free car club membership for 3 years for residents of the development and a £50 drive credit for each resident.

iii)        A financial contribution of £2,000 towards the amendment of the local Traffic Regulation Order in the streets to the south of the site, and also in Bedford Street, to exclude the residents of the development from entitlement to residents’ permits to park in those Controlled Parking Zones.

iv)        A financial contribution of £45,000 towards 2 public consultations (one to be held during construction of the development and the other to be held after occupation of the development) into a proposal to introduce a new Controlled Parking Zone to the north of the site; and, in the event that the public response is favourable, towards the implementation of such a Controlled Parking Zone.  In the event that the public responses are both negative the developer will be entitled to a 10% rebate.

v)         The provision of such fire hydrants as may be required by Hertfordshire Fire Service to serve the proposed development.

vi)        A financial contribution towards the planting of street trees outside the site on St Albans Road, subject to the agreement of Hertfordshire County Council (the Highway Authority) and subject to the locations not conflicting with immovable subterranean services.  ...  view the full minutes text for item 29.

Demolition of existing B1 (Business) and B2 (General industrial) buildings and erection of replacement development comprising two new B1 (b) (Research and Development) and (c) (Industrial Process), B2 (General Industrial) and B8 (Storage and Distribution) buildings with re-positioned access, parking and turning facilities.

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Principal Planning Officer introduced the report explaining that the application proposed the demolition of the existing buildings and erection of a replacement development with re-positioned access, parking and turning facilities.

The Chair invited Mike Barber, the agent, to speak for the application.  Mr Barber explained that the existing buildings had reached the end of their serviceable life; it was proving increasingly difficult to extend tenancy arrangements.  The applicant had worked closely with officers to devise modern employment floor space with improved access and parking arrangements within the site. 

The Chair invited comments from the committee. 

Committee members welcomed the application which would promote employment opportunities in the borough.  It was suggested that planning permission should include an additional condition requiring electric charging points to be included in the development.  These might be passive points to enable electric charging to be introduced at a later date.

The Chair moved the officer’s recommendation, subject to the inclusion of an additional condition on electric charging points.

RESOLVED –

that planning permission be granted subject to the following 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.         Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), and any subsequent legislation that amends or supersedes this Order, the floorspace hereby approved shall only be used for purposes within Classes B1(b), B1(c), B2 and B8 of the Town and Country Planning (Use Classes) Order 1987 (as amended) as shown on the approved plans, unless otherwise agreed in writing by the Local Planning Authority.

3.         All the external surfaces of the development shall be finished in the materials shown on the approved plans. Details of any alternative materials shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the development shall only be carried out in accordance with any alternative details approved by this condition.

4.         The development hereby approved shall not be occupied until the new vehicular access and on-site car parking spaces and manoeuvring areas have been constructed and laid out in accordance with drawing No. 2617/P6 Rev A (or any subsequent drawing submitted to and approved in writing by the Local Planning Authority). The vehicular access and on-site car parking spaces and manoeuvring areas shall be retained at all times thereafter unless otherwise agreed in writing by the Local Planning Authority.

5.         The development hereby approved shall not be occupied until the existing vehicular access from Imperial Way has been stopped up by raising the existing dropped kerb and reinstating the footway and highway boundary to the same line, levels and detail as the adjoining footway, verge and highway boundary.

6.         The development permitted by this planning permission shall  ...  view the full minutes text for item 30.