20/00788/FUL - Land adjacent 1 Park Terrace
- Meeting of Development Management Committee, Wednesday, 4 November 2020 7.00 pm (Item 38.)
- View the background to item 38.
The Chair introduced the item to the committee and invited the Principal Planning Officer (HH) to present her report.
The Chair thanked the Principal Planning Officer for her report and invited Mr Simon Warner (Warner Planning) to address the committee.
Mr Warner described the proposed development as three high quality, four bedroom houses, with gardens and parking, which reflected the streetscene. This development was designed to provide much needed family homes, a welcome change from the recent developments of smaller apartments in Watford.
The scheme was sustainable, being sited close to amenities such as shops, schools and parks. Features such as low energy lighting and high levels of insulation augment its sustainability credentials.
The design incorporated car parking to required standards and also incorporated cycle stores.
A noise assessment had been carried out and there were no issues with ecology, drainage etc. He added that the ecology was enhanced on the site.
The Chair thanked Mr Warner for his contribution and invited Councillor Kareen Hastrick, one of the Ward Councillors for Meriden, to address the committee.
Councillor Hastrick stated that she lived in Kytes Drive, very close to the site. She commented that much had been made of the vehicular access to the proposed site, but this access was based on using a private, un-adopted service road from Kytes Drive. This service road was used by residents for various access purposes, which would be limited by construction traffic using it. Residents use the road for going to shops and schools. Additionally it was required for wheelchair access. Sharing the use with heavy construction vehicles was dangerous.
Councillor Hastrick criticised the timing of the noise assessment, as it had been conducted during the first Covid-19 lockdown, when traffic volumes were substantially lower than normal.
She concluded by reading a letter from a resident of Park Terrace, citing health problems.
The Chair thanked Councillor Hastrick and invited comments from the officers on the key points raised by Councillor Hastrick.
The Principal Planning Officer replied that Highways had reviewed the access and parking arrangements, and were satisfied, subject to certain conditions. A transport statement accompanied the application and it indicated low numbers of vehicle trips (11 per day).
She added that HCC had advised that the service road was serviceable and maintained by them, although there was one narrow section, although there was a footpath. There was also a pre-commencement condition to submit a construction plan and vehicle movements would be staggered.
The Principal Planning Officer then addressed the issue of the timing of the noise assessment during lockdown (over three days in mid-June). The report recognised that traffic flows were lower than normal and took that into account.
The Chair then invited comments from the committee.
Councillor Johnson stated that whilst he could not see a reason to refuse the application, he took exception to the cynical and disingenuous assertion by the applicant that they were improving the ecology of the area. In fact they were merely replacing what they had decimated.
Councillor Grimston observed that the area was served by several schools and asked if it was possible to condition that large goods vehicles above a given weight could only access the site after 9.30am and before 3.15pm to avoid conflict with school children. Additionally, no work to be carried out on weekends or Bank Holidays.
The Principal Planning Officer commented that this measure could be put in place, subject to a secondary review by HCC. She added that weekends were already covered by standard conditions.
The Interim Head of Planning and Building Control confirmed that working hours were covered by environmental health legislation, with work prohibited on Sundays and Bank Holidays, with Saturdays having working hours restricted to the morning. He stated that the schools suggestion would require further research.
Councillor Smith stressed the need to retain the service road in good condition and to reinstate any damage after the works were completed.
Councillor Bell expressed his support for the scheme and noted that many of the concerns were already addressed in the application.
Councillor Sharpe noted the observations from Councillor Hastrick regarding access and safety and commented that in this matter the committee were in the hands of the HCC assessment.
Councillor Collett expressed her concern regarding the more vulnerable residents and stressed that the access must be retained and repaired.
The Chair then proposed a vote that planning permission be approved, subject to the conditions in Section 8 of the officer’s report and the additional conditions 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, Mills, Grimston, Jeffree, Johnson, Sharpe, Smith and Watkin.
Those members voting against the motion:
The motion was declared to be CARRIED unanimously.
That planning permission be granted, subject to the following conditions and informatives:
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:
2036 (P) 00-P9 – Proposed Ground Floor Plan
2036 (P) 01-P6 – Proposed First Floor Plan
2036 (P) 02-P6 – Proposed Second Floor Plan
2036 (P) 40-P5 – Proposed Elevations
2036 (P) 100-P2 – Existing Site Plan with Location Plan
3. Prior to the commencement of the site works the applicant shall submit a construction management plan setting out details of any demolition works, removal of materials from site, parking for all contractors, subcontractors, visitors and delivery vehicles, storage of materials to be approved in writing by the Local Planning Authority in consultation with the Highway Authority and that the service road accessed via Kytes Drive shall be maintained available for use at all times during the period of site works.
4. No construction works shall commence until details of the materials to be used for all the external finishes of the building, including walls, roof, doors and windows, 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 development on site shall commence until a Tree Survey, Arboricultural Impact Assessment and a Method Statement in respect of tree protection measures (including ground protection) relating to trees located within and adjacent to the site (i.e. to include those offsite protected trees to the north of the site) have been submitted to and approved in writing by the Local Planning Authority. The tree protection measures approved under this condition shall be implemented prior to the commencement of any works and shall be maintained as such at all times whilst the construction works take place.
6. No work shall commence until a detailed tree and landscaping scheme for the site, including details of trees to the retained, trees to be removed and replacement planting, has been submitted to and approved in writing by the Local Planning Authority. The approved 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.
7. No dwelling shall be occupied until full details of a soft landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. The approved landscaping scheme shall be carried out not later than the first available planting and seeding season after completion of the 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.
8. No dwelling shall be occupied until details of the cycle stores and refuse stores have been submitted to and approved in writing by the Local Planning Authority and have been constructed in accordance with the approved drawings. The stores shall be retained as approved at all times thereafter.
9. Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any modification or renactment thereof), no development permitted under Schedule 2, Part 1, Classes A, B, C or D of the Order shall be carried out to the new houses without the prior written permission of the Local Planning Authority.
1. IN907 - Positive and proactive statement - GRANT
2. IN910 - Building Regulations
3. IN912 - Hours of Construction
4. IN909 - Street Name and Numbering
5. IN913 - Community Infrastructure Level Liability
6. IN808 – Vehicular Crossover
7. HIGH – Storage of Materials – Highway
8. OBSHIG – Obstruction of the Highway
9. MUD – Mud on highway
10. Roads to Remain Private
The applicant is advised that all access roads and parking area associated with the development will be unadopted and the developer should put in place a permanent arrangement for long-term maintenance.
- 20/00788/FUL - Land adjacent 1 Park Terrace, Watford, WD25 9PL, item 38. PDF 419 KB
- Appendix 1 for 20/00788/FUL - Land adjacent 1 Park Terrace, Watford, WD25 9PL, item 38. PDF 729 KB