Agenda item

22/00958/FULM - 94 - 96 Rickmansworth Road, Watford, WD18 7JJ

 

        The Principal Planning Officer introduced his report, the details of which were included in the agenda.

 

        The Chair thanked the officer, as there was no one registered to speak against this development he then invited Ms Jane Wakelin to speak on behalf of the application.

 

        Ms Wakelin expressed her thanks to the officers and members, in particular those who had joined her on the previous Saturday for a site visit.  She outlined the advantages of redeveloping a commercial area with around-the-clock access to a residential area. She highlighted that the plan included green spaces in excess of the standard and that all the flats would have integrated balconies.  In particular, she emphasised the urban green space that would be created by the development.

 

        The Chair thanked her for her contribution, and commented that it was a very attractive scheme.  He then invited the committee to discuss the proposal.   Overall the committee was positive about the development however a number of questions and concerns were raised.  The viability assessment for social housing was criticised with members believing that developers were placing profit above providing social affordable homes.  Concerns were also raised about the long walk to the Metropolitan Station; this was answered by officers who informed members that the other surrounding properties were privately owned so access through them could not be imposed. 

 

        There was high praise for the design, especially the green aspects, the buildings being limited to only five storeys and the habitat garden was also welcomed.

 

          RESOLVED –

 

        That planning permission be granted subject to the following 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:

          - DDD/22/LP01 Location Plan

          - DDD/22/EX01 Existing Site Plan

          - DDD/22/EX02 Existing Context Plan

          - DDD/22/EX03 Existing Ground Floor Plan

          - DDD/22/EX04 Existing First Floor Plan

          - DDD/22/EX05 Existing Roof Plan

          - DDD/22/EX06 Existing Sections

          - DDD/22/EX07 Existing Elevations

          - DDD/22/PL01C Proposed Site Plan

          - DDD/22/PL02B Proposed Site Plan

          - DDD/22/PL03B Proposed Site Plan with ground floor plan

          - DDD/22/PL04A Demolition Plan

          - DDD/22/PL05B Proposed Boundary and Hardstanding Plan

          - DDD/22/PL06 Proposed Site Sections A-A, B-B

          - DDD/22/PL07 Proposed Site Sections C-C, D-D

          - DDD/22/PL08 Proposed Site Sections E-E, F-F

          - DDD/22/PL09 Bin Store Drawing

          - DDD/22/PL10A Proposed Floor Plans Block A - Ground & First

          - DDD/22/PL11A Proposed Floor Plans Block A - Second & Third

          - DDD/22/PL12A Proposed Floor Plans Block A - Fourth & Roof Page 40

          - DDD/22/PL13A Proposed Elevations Block A

          - DDD/22/PL14A Proposed Elevations Block A

          - DDD/22/PL20 Proposed Floor Plans Block B - Ground & First

          - DDD/22/PL21 Proposed Floor Plans Block B - Second & Third

          - DDD/22/PL22 Proposed Floor Plans Block B - Fourth & Roof

          - DDD/22/PL23 Proposed Elevations Block B

          - DDD/22/PL24 Proposed Elevations Block B

          - DDD/22/PL30A Proposed Floor Plans Block C - Ground & First

          - DDD/22/PL31A Proposed Floor Plans Block C - Second & Third

          - DDD/22/PL32A Proposed Floor Plans Block C - Fourth & Roof

          - DDD/22/PL33A Proposed Elevations Block C

          - DDD/22/PL34A Proposed Elevations Block C

          - DDD/22/PL50 Proposed Materials and Detail Section

          - DDD/22/V01 CGI- Aerial View

          - DDD/22/V02 CGI- Site View 1

          - DDD/22/V03 CGI- Site View 2

          - 22-186-1BV2 Lighting Design

          - LP/9496RRWH/020 B Landscape Plan

          - LPPA/9496RRWH/030 A2 Landscape Plan Play Area

          - 18150/TK02 Rev: F – Swept Path Analysis

          - Acoustic Design Statement. Drafted by AIRO

          - Arboricultural Report & Tree Protection Plan. Drafted by DCCLA

          - Drainage Strategy. Drafted by JNP Group

          - Sustainability Statement. Drafted by Abbey Consultants

 

          3. Contamination Remediation Scheme

          Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: i) A supplementary investigation, based on the Phase I Geo-environmental Report (Report ref. M43466- JNP-XX-XX-RP-G-0001 P01) and the Phase II Geo-environmental Report (Report ref. M43466-JNP-XXXX-RP-G-0002 P01) prepared by JNP Group, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. This should include an assessment of the potential risks to: human health, property (existing or proposed) including buildings, crops, pests, woodland and service lines and pipes, adjoining land, ground waters and surface waters, ecological systems, archaeological sites and ancient monuments. ii) The site investigation results and the detailed risk assessment (ii) 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. iii) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (ii) 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 express consent of the local planning authority. The scheme shall be implemented as approved.

 

          4. Contamination Verification Report

          Following completion of measures identified in the approved remediation scheme and prior to the first use or occupation of the development, a verification report that demonstrates the effectiveness of the remediation carried out must be produced together with any necessary monitoring and maintenance programme and copies of any waste transfer notes relating to exported and imported soils shall be submitted to the Local Planning Authority for approval. The approved monitoring and maintenance programme shall be implemented.

 

          5. 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 in accordance with the requirements of condition 3, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 3, 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 in accordance with condition 3.

 

          6. 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 to show the typical facades including brickwork, window frames and glazing, and these have been made available for inspection and approved in writing by the Local Planning Authority.

 

          7. Water Efficiency

          The development hereby approved shall not be occupied until details have been submitted to and approved in writing by the Local Planning Authority to confirm that the dwelling has been completed to meet the water efficiency optional requirement of 110 litres of water per person per day, as set out in the Building Regulations (2010) Approved Document G Requirement G2 and Regulation 36.

 

          8. Accessible and adaptable dwellings

          The development hereby approved shall not be occupied until details have been submitted to and approved in writing by the Local Planning Authority to confirm that the dwelling hereby approved has been built to the Building Regulations (2010) Access to and use of Buildings, Approved Document M (2015 as amended), Volume 1: Dwellings, M4 (2): Accessible and adaptable dwellings.

 

          9. Highway Works

          No dwelling shall be occupied until the modified access and egress arrangements from Rickmansworth as shown in principle on the approved drawings has been completed in full.

 

          10. Travel Plan

          No dwelling shall be occupied until a detailed Travel Plan, based upon the Hertfordshire County Council document Framework Travel Plan and 'Hertfordshire Travel Plan Guidance’, has been submitted to and approved in writing by the Local Planning Authority. The travel plan shall then be implemented in accordance with the approved scheme thereafter.

 

 

          11. Bins and Bikes

          No dwelling within each building of the development shall be occupied until the bin and bicycle storage areas has been provided for the use of residents, in accordance with the approved drawings. These facilities shall be retained at all times for the use of the residential occupiers of the dwellings.

 

          12. Aerials and Satellite Dishes

          No dwelling within each building of the development shall be occupied until details of any communal terrestrial television aerial(s) or satellite dish(es) have been submitted to and approved in writing by the Local Planning Authority.

 

          13. Lighting

          No dwelling shall be occupied until all external lighting as detailed in drawing number 22-186-1BV2 Lighting Design been completed.

 

          14. Hard Landscaping

          No dwelling shall be occupied until all hard landscaping as detailed in drawing number DDD/22/PL05 Proposed Boundary and Hardstanding Plan been completed.

 

          15. Soft Landscaping

          No later than the first available planting and seeding season after occupation of the development all soft landscaping and play equipment as detailed in drawing number LP/9496RRWH/020 B Landscape Plan and drawing number LPPA/9496RRWH/030 A2 Landscape Plan Play Area should be completed. Any trees or shrubs whether new or existing which 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.

 

          16. Drainage Strategy

          The development permitted by this planning permission shall be carried out in accordance with the surface and foul water drainage strategy, reference: M43466-JNP-XX-XX-RP-C-0002 P01, drafted by JNP Group, Dated March 2022.

 

          17. Communications Equipment

          For the avoidance of doubt, no communications development permitted by Classes A, B or C of Part 16 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) shall be undertaken on any of the buildings hereby approved unless otherwise approved in writing by the Local Planning Authority.

 

 

          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

 

 

 

 

 

Chair

Development Management Committee

The meeting started at 7.00 pm

and ended at 8.10 pm