The Principal Planning Officer (AR) delivered her report.

 

            The Chair then invited Mr Jim Richards of Nissen Richards Studio to address the committee. 

            Mr Richards explained how Nissen Richards had engaged in the process with the council and also the Design Review Panel.  He praised the process which had gone through two iterations and felt that this had improved the final scheme. 

           

The Chair thanked Mr Richards and opened the matter to the committee for discussion. 

 

Comment was made that the scheme before the committee was an improvement and in particular the reduction in height and the improved design, were welcomed.  Members expressed their profound disappointment about the lack of affordable housing and/or commuted sum. 

 

Clarification was sought on some issues, and the Principal Planning Officer assisted the members by informing them that the pedestrian access from Wellstones had been improved with an internal glass lobby. 

 

The Principal Planning Officer also assisted the committee regarding their concerns about the light levels in particular rooms in the scheme.  She explained that some of the long kitchens had low light levels but the living areas had sufficient light, with dual aspect windows or balconies.  Where the balconies caused a drop in light levels, this was made up by the other window.   

           

The committee continued to express their strong disapproval of the lack of affordable housing and also expressed their frustration with the rules on viability.  The Principal Planning Officer pointed out that viability had been robustly tested and there was a late stage review in place, should the costings change. 

 

The Chair then moved 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 in the Section 106 Heads of Terms and the conditions listed in Section 8 of the officer’s report.

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 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 the future occupiers of this site.

 

ii)                  To secure a review mechanism of the viability of the development to be undertaken towards the end of the project (at 75% of flat sales) when actual build costs and sales values of the flats are known. This shall allow a financial payment to be made towards affordable housing provision where the viability of the development can be shown to have improved to provide a financial surplus.

 

Conditions

             

1.      Time Limit

The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

2.      Approved Drawings and Documents

The development hereby permitted shall be carried out in accordance with the following approved drawings and documents:

 

PL001 Site Location Plan

PL100/A Existing Ground Floor Plan

PL101/A Existing First Floor Plan

PL102/A Existing Second Floor Plan

PL103/A Existing Roof Plan

PL200/G Proposed Ground Floor Plan

PL201/F Proposed First Floor Plan

PL202/E Proposed Second Floor Plan

PL203/E Proposed Third Floor Plan

PL204/E Proposed Fourth Floor Plan

PL205/E Proposed Fifth Floor Plan

PL206/E Proposed Sixth Floor Plan

PL207/E Proposed Seventh Floor Plan

PL208/D Proposed Roof Plan

PL400/C Proposed North and South Elevations- North block

PL401/F Proposed North and South Elevations- South block

PL402/E Proposed South-East Elevation

PL403/E Proposed North-West Elevation

PL510/C Proposed Longitudinal section

20046-01-006B Proposed Footway

20046-01-003B Articulated Vehicle tracking

Design and Access Statement reference A2156-PL-DAS Rev B

 

3.      Surface Water Assessment

The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Flo Consult UK Ltd dated January 2021, project number 570 Revision D and the following mitigation measures detailed within the FRA:

 

1.      Limiting the surface water run-off generated by the critical storm events so that it will not exceed the surface water run-off rate of 2.7 l/s during the 1 in 100 year event plus 40% of climate change event.

 

2.         Providing storage to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + climate change event providing a minimum of 53m³ (or such storage volume agreed with the LLFA) of total storage volume in blue roof and underground attenuation tank.

3.         Discharge of surface water from the private network to the Thames Water surface water sewer.

 

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

 

4.      Surface Water Drainage Scheme

No development shall take place until a detailed surface water drainage scheme for the site based on the approved drainage strategy and sustainable drainage principles, has been submitted to and approved in writing by the Local Planning Authority. The drainage strategy should demonstrate the surface water run-off generated up to and including 1 in 100 year + climate change critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

1. Detailed engineered drawings of the proposed SuDS features including cross section drawings, their size, volume, depth and any inlet and outlet features including any connecting pipe runs.

2. Final detailed post-development drainage calculations for all rainfall events up to and including the 1 in 100 + 40% climate change event including half drain down times.

3. Exceedance flow paths for surface water for events greater than the 1 in 100 year including climate change allowance.

4. Final detailed management plan to include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.

 

5.      New Access Surface Water

Prior to the first occupation of the development hereby permitted the vehicular access shall be completed and thereafter retained as shown on drawing number 20046-01-006 Rev B in accordance with details/specifications to be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. Prior to use appropriate arrangements shall be made for surface water to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

 

6.      Highway Improvements - pavement

Notwithstanding the details indicated on the submitted drawings, no on-site works above slab level shall commence until a detailed scheme for the off-site highway improvement works as indicated on drawing number 20046-01-006 Rev B have been submitted to and approved in writing by the Local Planning Authority.

Prior to the first use of the development hereby permitted, the improvement works referred to in this condition shall be completed in accordance with the approved details.

 

7.      Construction  Management Plan 

No development shall commence until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan. The Construction Management Plan shall include details of: 

 

a. Construction vehicle numbers, type, routing; 

b. Access arrangements to the site; 

c. Traffic management requirements; 

d. Construction and storage compounds (including areas designated for car parking, loading / unloading and turning areas); 

e. Siting and details of wheel washing facilities; 

f. Cleaning of site entrances, site tracks and the adjacent public highway; 

g. Timing of construction activities (including delivery times and removal of waste) and to avoid school pick up/drop off times; 

h. Provision of sufficient on-site parking prior to commencement of construction activities;

i. Post construction restoration/reinstatement of the working areas and temporary access to the public highway; 

j. Where works cannot be contained wholly within the site a plan should be submitted showing the site layout on the highway including extent of hoarding, pedestrian routes and remaining road width for vehicle movements. 

 

8.      Piling Method Statement

No piling shall take place until a Piling Method Statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority.  Any piling must be undertaken in accordance with the terms of the approved piling method statement.

 

9.      Reporting of Unexpected Contamination

In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken, and where remediation is necessary a remediation scheme must be prepared, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority.

 

10. Materials

No external facing materials shall be installed on the building until:

 

a. full details of the materials to be used for all the external surfaces have been submitted to and approved in writing by the Local Planning Authority; and

b. sample panels have been constructed on site to show the typical facades including brickwork, window frames and glazing, made available for inspection and approved in writing by the Local Planning Authority.

 

11. Hard landscaping

No part of the development shall be occupied until full details of a hard landscaping scheme have been submitted to and approved in writing by the Local Planning Authority, and the works have been carried out in accordance with the approved details. The detailed scheme shall be based upon the Landscape Strategy of the Design and Access Statement reference A2156-PL-DAS Rev B and shall include details of seating, planters, site boundary treatments, lighting and the materials and drainage of all hardstanding.

 

12. Soft Landscaping

No part of the development shall be occupied until a detailed soft landscaping scheme for the site and a landscape management and maintenance plan, has been submitted to and approved in writing by the Local Planning Authority. The detailed scheme shall be based upon Landscape Strategy of the Design and Access Statement reference A2156-PL-DAS Rev B and shall include details of planting appropriate for the sunlight conditions for the relevant areas. The approved soft 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.

 

13. Plant

No part of the commercial premises of the development shall be occupied until details of all plant, ventilation and extraction systems for the commercial premises have been submitted to and approved in writing by the Local Planning Authority and the works have been carried out in accordance with the approved details. Details shall include appropriate noise and odour/air quality assessments carried out in accordance with BS4142 and undertaken by appropriately qualified technical consultants.  The approved works shall be retained at all times.

 

14. Noise mitigation

No part of the development shall be occupied until the sound insulation measures have been installed in line with the specifications and recommendations of the Acoustic Design Statement Technical Report, ref 34109-R2, dated 12/01/2021 prepared by Sound Solutions Consultants. These measures shall be retained at all times.

 

15. Refuse and recycling

No part of the development shall be occupied until the refuse and recycling facilities shown in the Design and Access Statement and on drawing number PL200 Rev G have been constructed and made available for use. These facilities shall be retained as approved at all times.

 

16. Cycle storage

No part of the development shall be occupied until the cycle parking facilities shown in the Design and Access statement and on drawing number PL200 Rev G have been constructed and made available for use. These facilities shall be retained as approved at all times.

 

17. Communal Satellites/aerials

No dwelling shall be occupied until details of communal terrestrial television aerial(s) and satellite dish(es) to serve the dwellings have been submitted to and approved in writing by the Local Planning Authority and the works have been carried out in accordance with the approved details. No other aerials or satellite dishes shall be installed on the buildings.

 

18. Retention of lobby and glazing

No part of the development shall be occupied until the residential entrance lobby from Wellstones has been installed as shown in the approved drawings and sections 10.0 and 11.0 of the Design and Access Statement. The entrance lobby layout, facilities and glazing shall be retained as approved at all times.

 

19. Obscure glazing

The upper floor windows in the south east side elevation shown in the approved drawings to be obscurely glazed, 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 floor of the room in which the window is installed.

 

Informatives

 

1. IN907 – Positive and proactive statement

2. IN909 – Street naming and numbering

3. IN910 – Building Regulations

4. IN911 – Party Wall Act

5. IN912 – Hours of Construction

6. IN913 – Community Infrastructure Levy Liability

7. IN915 – Highway Works – HCC agreement required