There were no apologies for absence.

Councillor Hastrick stated that in respect of minute number 34 she was a ward councillor for Meriden and also lived in the area.  She advised that she had not had any meetings to discuss the application.

Councillor Bell commented that in respect of minute number 36 as a county councillor he had granted the sports club some locality funding.

Councillor Sharpe added that a member of the sports club was an Oxhey resident and had spoken to him but he had not given any views about the application.

The minutes of the meeting held on 2 October 2019 to be submitted and signed.

The minutes of the meeting held on 2 October 2019 were submitted and signed.

Redevelopment of the site to provide 165 residential units in 2 buildings both part 4/5 storeys in height

The committee received the report of the Interim Head of Development Management, including the relevant planning history of the site.

The Principal Planning Officer (AC) explained that the proposal was for the redevelopment of the site to provide 165 residential units in 2 buildings both part 4 / 5 storeys in height, with 150 car parking spaces, communal landscaped amenity areas, secure cycle parking and other associated development.

Attention was drawn to the update sheet which noted that a further objection had been received following the publication of the agenda.  The objections had already been addressed in the report.

The Chair invited Mark Foster, a local resident, to speak to the committee.  Before he set out his objection to the application Mr Foster questioned one of the images shown during the officer’s presentation.  The Principal Planning Officer clarified the design in relation to Codicote Drive.

Mr Foster stated that the new buildings would have a dominant effect on residents of Codicote Drive.  There would be a loss of privacy and the flats would overlook the smaller homes.  The new buildings would be higher than those already on the site.  In addition he referenced the traffic situation on this part of St Albans Road, which during peak hours was over 20% capacity.  It was a severely congested area.  He felt that the level of car ownership had been severely underestimated.  Mr Foster also made reference to climate change impact and the density of the site.

The Chair invited Mark Jackson, representing Fairview Homes, to speak to the committee.  Mr Jackson stated that the application would bring much needed homes to the area.  It would be built on a brownfield site.  The proposal incorporated a range of accommodation.  The company had worked with the planning officers over a period of time to achieve the best possible scheme for the site.  The proposal had a strong frontage and reinforced the street scene.  It was a gateway site to Watford.  The application met the council’s development standards and made the best use of the site.  They had maximised sunlight to the properties.  He highlighted the local public transport availability, plus a car club would be included that would be free to residents onsite and those in the local area.  He referred to the public consultation and the 23 responses received.  There had been some positive comments but also concerns about parking and traffic.  He urged the committee to support the application.

The Chair invited Meriden Ward Councillor Jennifer Pattinson to speak to the committee.  Councillor Pattinson acknowledged that the site should be developed for housing.  During the consultation residents had been very vocal in opposition to the proposals.  She felt the applicant had failed to engage with the community.  She referred to the comments about transport links and how the area was frequently grid locked.  The applicant had mentioned the Abbey Flyer train, however this was only suitable for leisure use and not a commuter train due to its infrequency.  It was not safe  ...  view the full minutes text for item 34.

Hybrid planning application: comprising detailed planning application for the demolition of existing buildings and erection of 1,214 residential units, flexible commercial floorspace and a new energy centre (sui generis). Outline planning application (all matters reserved except access) for the erection of a 2 form entry primary school and nursery

The committee received the report of the Interim Head of Development Management, including the relevant planning history of the site.

The Development Management Team Leader introduced the report advising that this was a hybrid planning application.  It comprised a detailed application for the demolition of the existing buildings and erection of 1,214 residential units and commercial floor space, a new energy centre and associated car and cycle parking, landscaping and highway works.  In addition, an outline planning application sought the erection of a two form entry primary school and nursery with associated car parking and landscaping.

The Chair invited Moustafa Alam, a local resident, to speak to the committee.  Mr Alam stated that the development was unlawful.  He had circulated a report to the committee which provided detailed reasons.  He noted that there had been 162 objections to the application and it should not go ahead.  The tallest buildings were twice the height of the tower blocks in Meriden.  It was not necessary to build 20% of the council’s housing requirements so quickly without the relevant infrastructure in place.  He commented that the original Watford Junction development brief had included more parking.  There was no reference to parking for commercial vehicles.  There was reference to the consultation for a Controlled Parking Zone (CPZ) in Callowland, but this had not yet been completed.  Mr Alam mentioned the state of traffic in the area.  He stated that the application would add extra growth during peak travel times.  There would be a strain on public services, including GP surgeries and local schools.  The trains at Watford junction were already packed at peak times.  He put forward various changes that should be made to the application before it was considered or approved.

Following comments about the CPZ consultation and commercial vehicles the Chair asked the Development Management Team Leader to clarify the position.  The Development Management Team Leader confirmed that there was a consultation in Callowland about a new CPZ.  If the CPZ went ahead and this application was approved, residents on this site would not be able to apply as it was outside the CPZ area.  With regard to commercial vehicles, they would be able to enter the undercroft area on the site.  There would be a dedicated bin collection area; delivery area; 24-hour concierge and parcels would be collected for residents and held for them to collect.  Work had been carried out with Veolia, the council’s waste contractor, and transport consultants to ensure the facilities met the required needs.

The Chair invited Daniel Massie, representing Berkeley Homes, to speak to the committee.  Mr Massie commented that the company believed in partnership working.  Representatives had met various groups including residents.  87% of the proposed housing would be for families.  The company would be fully funding the new primary school.  They had engaged with local business groups.  The proposal was in a highly sustainable location.  It was recognised that traffic congestion was a major issue and therefore low levels of parking had been  ...  view the full minutes text for item 35.

Improvements to existing sports club, new outdoor floodlit multi use games area, reconfiguration of existing sports club carpark and the erection of a 4-storey residential development to provide 23 dwellings

The committee received the report of the Interim Head of Development Management, including the relevant planning history of the site.

The Development Management Team Leader introduced the report explaining that the application proposed improvements to the existing sports club, including the demolition of the function hall and erection of a first floor extension to provide a new function hall, erection of a single storey meeting room/store extension, construction of an indoor multi-purpose fitness studio, a new outdoor floodlit multi use games area (MUGA), reconfiguration of the existing sports club carpark, and the erection of a 4-storey residential development to provide 23 one and two bedroom dwellings with separate access from Cassio Road.

The Chair invited Dr Tim Robson to speak to the committee.  Dr Robson welcomed the redevelopment of the sports club by releasing a small parcel of land.  However if the application were granted it would mean the loss of a resource for Watford.  The site had been the location for a health service for the homeless.  New Hope wanted to pull together all its facilities into one location.  He was disappointed that the service had not been given first refusal on this piece of land.  He hoped that the suggested unique new facility would not be lost.

The Chair reminded the committee they could only consider the application before them.

The Chair invited Gerry Cassidy, planning consultant, to speak to the committee.  Mr Cassidy said that the site was allocated as open space.  There had been a similar application last year which had been refused.  The applicant had listened to the committee and officers and then submitted the latest application.  He discussed the lack of affordable housing and how any surplus would be put back into the club rather than affordable housing.  The application was supported by Sport England and the council’s housing and planning officers.  The council could require, through a Section 106 agreement, that any surplus funds not spent could be put into the council’s affordable housing budget.  If the council granted the application the work would start in May.

Councillors noted the application’s support by Sport England and Head of Parks and Open Space.  The councillors were aware of the needs of the homeless and a hub in Watford.  The council was working with New Hope and had identified sites.

Following a question about the early review mechanism, it was noted that this would provide the council with an opportunity to review the viability of the scheme, and the potential to secure an affordable housing contribution.

The Chair moved the officer’s recommendation with the addition of the early review mechanism on viability.

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)       The provision of the approved sporting, social and supporting facilities at the site within a period of 5 years  ...  view the full minutes text for item 36.

Enhancement to park entrances at St Albans Road and Codicote Drive, resurfacing of existing footpaths and creation of new footpaths around the Local Nature Reserve. Refurbishment of existing play area and erection of a new timber sculpture

The committee received the report of the Interim Head of Development Management, including the relevant planning history of the site.

The Planning Officer introduced the report advising that the application would enhance the park entrances at St Albans Road and Codicote Drive, resurface existing footpaths.  In addition, the application would involve the refurbishment of the existing play area and erection of a new natural timber sculpture in the Nature Reserve.

Attention was drawn to the update sheet which noted the removal of Condition 3 shown in the officer’s report.

The Chair moved the officer’s recommendation.

RESOLVED –

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

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:

1096_404

1096_405

1096_413 Rev B

1096_901

1096_406

1096_903

1096_200

1096_904

1096_902 REV A

3.   All the external surfaces of the development shall be finished in materials of the type, colour, texture and style as specified in the drawings approved by Condition 2 unless otherwise approved in writing by the local Planning Authority.

Outline planning permission for up to 8240m2 of commercial/industrial floorspace with ancillary first floor office

The committee received the report of the Interim Head of Development Management, including the relevant planning history of the site.

The Principal Planning Officer (AR) introduced the report advising that the application sought outline planning permission (all matters reserved) for up to 8240m2 of commercial/industrial floor space with ancillary first floor office and associated parking and landscaping.

Attention was drawn to the update sheet which included notification of a response from local Lead Flood Authority, which included two additional conditions.

The Chair moved the officer’s recommendation.

RESOLVED –

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

1.      Approval of the details of the following reserved matters shall be obtained from the Local Planning Authority before any development commences:

            (a) appearance; (b) access; (c) landscaping; (d) layout; (e) scale.

2.      Application(s) for approval of the 'reserved matters' must be made not later than the expiration of three years from the date of this permission. The development to which this permission relates must be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last reserved matter to be approved.

3.      No development approved by this outline planning permission or approved reserved matters shall commence until a remediation strategy to deal with the risks associated with contamination of the site in respect of the development hereby permitted, has been submitted to, and approved in writing by, the local planning authority. This strategy will include the following components:

1.      A preliminary risk assessment which has identified:

·        all previous uses

·        potential contaminants associated with those uses

·        a conceptual model of the site indicating sources, pathways and receptors

·        potentially unacceptable risks arising from contamination at the site

2.      A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site.

3.      The results of the site investigation and the detailed risk assessment referred to in (2) 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.

4.      A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) 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 written consent of the local planning authority. The scheme shall be implemented as approved.

4.      Prior to any part of the permitted development being occupied, a verification report demonstrating the completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to, and approved in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that  ...  view the full minutes text for item 38.