Agenda item

Agenda item

21/00304/FUL - Land at Lych Gate, Watford, WD25 0LS

Minutes:

The committee received the report of the Development Management Manager. 

        The Chair then invited Mrs Susan Wilkins to address the committee. 

        Mrs Wilkins opened by describing the parking situation at Lych Gate as horrendous and this had escalated since the closure of the parking bay in 2008.  She expressed her concern over the loss of more parking spaces and garages, estimating that if this proposal was approved, it would result in 20 additional vehicles. 

        Mrs Wilkins explained that the parking was impacting nearby roads and had been exacerbated when the freeholder had removed access to the parking bays.  She added that access to the garage block would also be harmed as people would have to park in front of their garages.  She added a variety of concerns:

·        Access difficulties for emergency and refuse vehicles. bullying

·        The freeholder failing to maintain the block and general mistreatment of the residents.

·        Compromised privacy for nearby properties.

·        Loss of light and outlook compromised.

·        Reduced road safety. 

At the request of the Chair, the Development Management Manager commented on the privacy and daylight issues, stating that it was considered there would be no loss of privacy or daylight to nearby properties.  Indeed the proposal would replicate the position of dwellings on the opposite side of the street. 

The Chair thanked Mrs Wilkins and noted that Wakelin Associates had provided a written submission, as they were unable to be present at the meeting.  This would be appended to the minutes as Appendix 1. 

Councillor Saffery, the Ward Councillor for Woodside, then addressed the committee, noting that there was an ongoing issue with parking across the Borough, but that it was particularly acute in the area.  He added that some years ago a “grasscrete” bay had been installed, but this had only been a temporary solution and it was now overwhelmed by demand. 

        Councillor Saffery challenged the assertion in the parking survey that removal of the three informal spaces would not see supply outstrip demand, citing aerial images and local experience that clearly showed that parking was at a premium.  He commented that since the garages and associated hard standing were clearly constructed with car parking in mind, it was inappropriate to demolish them. 

        He pointed out that whilst the planning framework might tie the hands of the committee, local residents were vehemently opposed to the application.  He asked that if the committee were minded to grant the application, they impose conditions to mitigate the impact on parking and to increase the parking provision.  He urged the committee to heed the concerns of the residents. 

        The committee discussed the application and expressed their sympathy with the residents’ position.  However, the consensus was that this application was policy compliant and had the appropriate parking included. 

        Councillor Bell suggested that Councillor Saffery might lobby the relevant County Councillor over the parking issues, but that could not affect the decision before the committee. 

        The Chair moved the officer’s recommendation that planning permission be granted, subject to conditions as set out in Section 8 of the officer’s report.

        RESOLVED –

        That planning permission be granted, subject to the conditions as set out in Section 8 of the officer’s report.

 

        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:

             LGW-21- L02 – Proposed Ground Floor Plan

             LGW-21-L03A – Proposed First Floor Plan

             LGW-21-04A – Proposed Elevations

             LGW-21-05A– Proposed Elevations

             LGW-21- L01 – Proposed Site Plan

             LGW-21- LP01 – Site Location Plan

 

    3.    No development on site shall commence until 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 and to ensure that Lych Gate shall be maintained available for use at all times during the period of site works, has been submitted to and approved in writing by the Local Planning Authority. The approved plan shall be implemented at all times during development works.

4.    No construction works above ground level (excluding demolition 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 details in the form of an updated Arboricultural Method Statement and Tree Protection Plan in respect of tree protection measures (including ground protection) relating to the tree located adjacent to 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 development approved by this planning permission shall commence until a remediation strategy to deal with the risks associated with contamination of the site 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; and

                   • 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.

7.  No development shall commence until a monitoring and maintenance plan in respect of contamination, including a timetable of monitoring and submission of reports to the Local Planning Authority, has been submitted to, and approved in writing by, the Local Planning Authority. Reports as specified in the approved plan, including details of any necessary contingency action arising from the monitoring, shall be submitted to, and approved in writing 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 such stores have been constructed in accordance with the approved drawings. The stores shall be retained as approved at all times thereafter.  

9.    If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall be implemented as approved.

10.  The two side-elevation windows at first floor level (as annotated on plan ref: LGW-21-L03A) shall be installed and retained with obscure-glazing and shall be non-opening other than in parts of the windows which are more than 1.7 metres above the internal floor level of the rooms in which the windows are installed prior to first occupation and retained for the lifetime of the development.

             Informatives

             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

 

Supporting documents:

 

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