Agenda item

An application for change of use and extension of the existing office building to provide accommodation for the new Watford University Technical College (UTC)

The Committee received a report of the Development Management Section Head including the relevant planning history of the site and details of three letters in response to the application.

 

The Major Cases and Enforcement Manager drew the meeting’s attention to the Update Sheet and noted that the Secretary of State for Education had approved the site for use as a state-funded school for a temporary period of one year whilst works continue to the Axis 1 building.  He also noted the amended conditions 7 to 10; these were considered to be acceptable.  The officer then drew attention to the amended recommendation on page 2 of the Update Sheet and noted that the payment towards the parking scheme would be £15,000 rather than £17,500 as stated in the report. 

 

The Chair invited Ms Emma Loveland to speak to the Committee.

 

Ms Loveland explained that she was the Principal of the UTC and that this establishment was for 14 to 19 year-old students.  She further advised that the UTC would run technically oriented courses; the Watford UTC would specialise in Hospitality, Events Management and Tourism as well as GCSEs and ‘A’ levels. 

 

Ms Loveland said that the hours of the college would be from 9.00 a.m. until 5.00 p.m. on Mondays through to Thursdays and would finish at 2.00 p.m. on Fridays.  Students would be encouraged to travel independently to the college and active support would be given to all students who intended to use travel arrangements other than by car.

 

Ms Loveland advised that students would play a full role in the community and would act as ambassadors for the college. 

 

Ms Loveland concluded by stating that the building was particularly light and attractive; the future addition of a sports hall and auditorium would be an added benefit. 

 

The Committee agreed that Councillor McLeod, a Tudor Ward Councillor, could address the meeting. 

 

Councillor McLeod said that she had several concerns regarding parking matters.  She advised that parking was a major problem in this area and noted that no ‘drop off’ facilities had been included in the drawings. 

 

Councillor McLeod added that no car park had been allocated for staff and that the Timberlake car park was already oversubscribed.  She considered that £15,000 was insufficient to address all the problems associated with parking and added that further problems would be encountered when the college was holding specific events. 

 

Councillor McLeod then advised that she had seen no transport plan for the UTC.  She considered that a number of students would approach the college through residential alleyways which would result in noise, antisocial behaviour and nuisance for residents.  She noted that no bus links were provided in this locality.

 

Councillor McLeod concluded by stating that more thought was required regarding parking, ’drop off’ facilities and public transport links.   

 

Replying to a question from the Chair, the Major Cases and Enforcement Manager advised that Condition 13 provided that a full Travel Plan be submitted and approved by the Local Planning Authority.  He added that the upgrades noted in Condition 11 had been agreed.

 

Following a query from Councillor Watkin regarding the Secretary of State’s approval for a temporary period of one year, the Major Cases and Enforcement Manager explained that this was due to circumstances pertaining to the Axis 1 building.  Prior approval had been required but delays had ensued in connection with the lease of this building and the purchase of the Sanyo offices.  The Major Cases and Enforcement Manager explained that emergency powers had been employed but that this would not prevent permanent use; it would enable the UTC to open on 15 September 2014 as planned.

 

Councillor Watkin commented that use of public transport would have a significant effect on the area; he recommended that clear strategies be put in place to ensure that there was no detrimental impact on the community. 

 

The Major Cases and Enforcement Manager advised that there would be 50 car parking spaces for staff.  It was likely that older students would drive to college which could result in parking on the roads which currently had no restrictions.  He referred to West HertsCollege which served a greater number of students many of whom were older.  He estimated that eventually one hundred students at UTC would drive to college.  

 

The Major Cases and Enforcement Manager said that it had been agreed that the £15,000 would contribute to a consultation with local residents on parking restrictions such as were in place on roads close to West Herts College.  He added that Radlett Road and Colonial Way already had waiting restrictions. 

 

Councillor Jeffree referred to the officer’s report and noted that public transport in the area was ‘meagre’.  He considered that few students would walk or cycle but that most would be given lifts; ‘drop offs’ would cause congestion.   Councillor Jeffree felt that it was too soon to consult with residents; the recommendation on section 106 Head of Terms should be rephrased and this proposal kept under review. 

 

The Head of Regeneration and Development agreed that it was too early to consult residents and that this should be actioned if problems were identified.  She commented on the Travel Plan and said that this should include ‘drop off’ facilities.  She noted another school in the borough where, since it was difficult to access the school by car, parents used other means of transport to a greater extent. 

 

The Head of Regeneration and Development referred to Watford Junction and said that whilst the station was relatively close, current access to the UTC was not simple.  She suggested that changes in transport links would make the site more accessible. 

 

Councillor Hastrick commented that the transport assessment had indicated that there would be an slight increase of 14 vehicles; she felt that this figure was unrealistic. 

 

Councillor Sharpe advised that the site had generated traffic previously when used for industry.  He said that a refusal on parking grounds would almost certainly be overturned at appeal.  He recommended that a strict transport plan be imposed and that the college act as a good neighbour and thus avoid potential problems. 

 

With regard to parking issues and restrictions, Councillor Bashir commented that yellow lines would affect residents as well as the UTC and that the cost of a Controlled Parking Zone would have a disproportionate impact on local residents.

 

Responding to the Members concerns, the Major Cases and Enforcement Manager advised that it was estimated that when the UTC had full occupation there would be 75 staff and 600 students and further advised that travel to the site would be monitored and the Travel Plan updated annually. 

 

With regard to the consultation exercise, the Major Cases and Enforcement Manager said that waiting restrictions would be considered, such as to prevent all day parking, but to offer a degree of flexibility. 

 

The Chair MOVED that no development should commence and no part of the UTC be occupied until details of facilities for dropping off and collecting pupils shall have been submitted to and approved in writing by the Local Planning Authority. 

 

On being put to the committee the Motion was CARRIED.

 

The Chair MOVED that the Travel Plan be extended.

 

On being put to the committee the Motion was CARRIED.

 

The Chair commented that there was a considerable degree of work on which ward councillors and officers should co-operate.

 

RESOLVED –

 

(A)       That planning permission be granted subject to the completion of a planning obligation under section 106 of the Town and Country Planning Act 1990 to secure the following contributions and subject to the conditions listed below:

 

Section 106 Heads of Terms

i)          To secure a financial payment to the Council of £15,000towards a feasibility study, public consultation exercise and the design of a parking scheme for Radlett Road (north of the Colonial Way junction) and the residential roads to the north of the site (Carisbrooke Avenue, Eastfield Avenue, Devon Road, Byron Avenue and Tavistock Road) to prevent unrestricted on-street parking on these roads.

 

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:-

                                                  

AE(0-)00, 01, 04, 05, 06, 08, 09

AG(0-)01, 14, 15, 16, 17, 18, 21, 22

         

3.      No demolition or construction works shall commence until a detailed scheme to deal with the risks associated with contamination of the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

 

i)     a preliminary risk assessment (PRA) 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;

 

ii)    where the PRA in (i) above identifies the need for further investigation, a site investigation scheme to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site;

 

iii)   where a site investigation scheme referred to in (ii) above is required, the results of the site investigation and risk assessment 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;

 

iv)   where a remediation strategy referred to in (iii) above is required, 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 are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

No changes to these components shall be undertaken without the written approval of the Local Planning Authority. All works shall be carried out in accordance with the approved details.

 

4.      Where a remediation strategy has been approved pursuant to Condition 3, no construction works shall commence until a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation has been 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 the site remediation criteria have been met. It shall also include a plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the local planning authority. The long-term monitoring and maintenance plan shall be implemented as approved.

 

5.      If, during development, contamination not previously identified is found to be present at the site then no further development shall be carried out until the developer has submitted to, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination is to be dealt with. All works shall be carried out in accordance with the approved details.

 

6.      In carrying out the development hereby permitted, there shall be no infiltration of surface water drainage into the ground other than with the express written approval of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approved details.

 

7.      No construction works above ground level shall commence until details of the proposed external materials have been submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

         

8.      No construction works above ground level shall commence until details of the proposed new cycle shelters have been submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

9.      No construction works above ground level shall commence until a hard landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. This shall include details of all means of enclosure on the boundaries of the site and within the site. No part of the development shall be occupied until the approved hard landscaping works have been carried out.

 

10.    No construction works above ground level shall commence until a soft landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. The approved soft landscaping works shall be carried out not later than the first available planting and seeding season after completion of the development.  Any plants 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.

11.    No part of the development shall be occupied until the following works within the public highway have been completed in full, as shown in principle on drawing no. 2376-GA-001A (WSP):

i)       the upgrade of the uncontrolled pedestrian crossing point on Radlett Road (90m to north of the junction with Colonial Way);

ii)      the upgrade of the uncontrolled pedestrian crossing point on the southern arm of the roundabout at the junction with Colonial Way;

iii)     a new Zebra crossing on Colonial Way;

iv)      new uncontrolled crossing points on Rhodes Way;

12.    No part of the development shall be occupied until the existing vehicular junction on Colonial Way has been closed off and the adjacent footway and kerb reinstated.

13.    No part of the development shall be occupied until a Full Travel Plan has been submitted to and approved by the Local Planning Authority. The approved Plan shall be implemented at all times during the occupation of the building.

14.    No development shall commence until details of facilities for dropping off and collecting pupils from the development hereby permitted shall have been submitted to and approved in writing by the Local Planning Authority.  No part of the development shall be occupied until the approved drop off and collection facilities have been provided and they shall thereafter be permanently retained unless otherwise agreed in writing by the Local Planning Authority.

 

Informatives

1.         This planning permission is accompanied by a unilateral undertaking under Section 106 of the Town and Country Planning Act 1990 to secure financial contributions towards the consultation, design and implementation of a scheme for parking restrictions on part of Radlett Road and on the residential roads to the north of the site.

 

2.         In dealing with this application, Watford Borough Council has considered the proposal in a positive and proactive manner having regard to the policies of the development plan as well as paragraphs 186 and 187 of the National Planning Policy Framework and other material considerations, and in accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2010, as amended.

 

Drawing numbers

AE(0-)00, 01, 04, 05, 06, 08, 09

AG(0-)01, 14, 15, 16, 17, 18, 21, 22

 

(B)       In the event that no Section 106 planning obligation is completed by 20^th August 2014 in respect of the Heads of Terms set out above, the Development Management Section Head be authorised to refuse planning permission for this application for the following reason:

 

1.         The proposal fails to make appropriate provision to prevent unrestricted on-street parking in the nearby residential roads to the north of the site occurring as a result of the proposed development.