Agenda item

Colne River Park, Radlett Road Playing Fields

Meeting of Development Control Committee, Thursday, 7 August 2014 7.30 pm (Item 17.)

Application for the re-grading/levelling of the existing sports field, filling in of pot holes and undulations and the introduction of new land drainage to provide a high quality playing surface with an approximate 1:60 cross-fall across the line of play. Includes the erection of a single storey building with a single pitched roof for changing rooms/facilities, car parking and treatment for Japanese Knotweed (AMENDED DOCUMENTS)

Minutes:

The Committee received a report of the Development Management Section Head including the relevant planning history of the site and details of twenty four objections to the application.

The Applications Casework Manager referred to the Update Sheet and the series of emails between Watford Borough Council’s parks officers, Council Members and residents regarding both parking and flooding issues.

The Chair invited Ms Rosalind Reeve to address the Committee.

Ms Reeve advised that she was a resident in Radlett Road and along with the residents of 14 other houses lived close to the application site. She noted that these homes had had flooding, litter and parking problems for a number of years but stated that these problems had only occurred following building on the Reeds and Orphanage Road estate.

Ms Reeves said that local residents relied on the application site for their recreational use. She pointed out that the proposed development would cost around £1,000,000 and said that she believed the application stemmed from the need to provide a replacement pitch due to the needs of the Watford Health Campus.

Ms Reeve then expressed her concerns regarding a possible building extension or a licence for music or alcohol both of which could cause inconsiderate parking, noise and disturbance. She added that the Reeds and Orphanage Road development had removed the rights of some residents to park in front of their homes and these residents had been given a dedicated car park for the use of themselves and their visitors. She said that residents were worried that were the application approved there would be no safeguard to stop the Hurling Club using or blocking access to this park; she suggested that a barrier could be installed.

Ms Reeve then addressed the problems of flooding in the area; she commented that problems would be exacerbated by the development. She referred to the plans which showed that rainwater would be collected on the west side adjacent to the swale and then stored north of the houses. Ms Reeve considered that full maintenance schedules indicating responsibility for this area should be produced.

The Committee agreed that Councillor Helen Lynch, a Central Ward Councillor, could address the meeting.

Councillor Lynch stated that the site and residents’ homes were at risk of flooding; she considered that the changes in ground level would exacerbate this risk and that work to remove water build-up had not been completed. She noted that additional drainage would be required to accommodate outflow from the changing rooms and recommended that the application be approved subject to a maintenance strategy being agreed prior to completion of the pitch.

Councillor Lynch addressed parking problems and advised that there were no transport links to this site and that the proposed car spaces numbered only 14. She added that there were no ‘drop off’ spaces and no capacity in the plans to provide these. Councillor Lynch noted that Timberlake car park was at some distance and that visitors were more likely to use Radlett Road; she echoed Ms Reeve’s suggestion that a barrier be installed at the entrance to the residents’ car park.

Councillor Lynch also noted that there would be extra cars on match days and that the proposal would infringe on residents’ rights; she felt it be acceptable to exclude the overflow car park altogether. She added that match days would also inconvenience residents as it would reduce their amenity space at these times.

Councillor Lynch further requested that a condition be added that the changing rooms could not, in the future, be extended or accommodate a bar area. In addition she suggested that, as a safeguard for residents, no building work should take place on Saturday mornings since the development was very close to their homes.

The Committee then discussed the application.

Councillor Sharpe advised that the site was already established as a playing field and that the clubhouse would be constructed on already built land. Since the site would continue in its established use it would be difficult to reason that the application was unacceptable.

With reference to Councillor Lynch’s statement regarding a condition mitigating against an extension or installation of a bar area in the changing rooms, Councillor Sharpe explained that it was not possible to foresee what future committees might determine.

With reference to Councillor Lynch’s suggestion of the infringement of residents’ rights, Councillor Sharpe compared the application site to a similar site in Oxhey ward; he said that the area was generally only in use by the local community for walking, play and dog walking; the site was only used by the club on match days.

The Chair asked the Applications Casework Manager to respond to the concerns of residents.

The Applications Casework Manager addressed the issue of flooding and said that the view of the Environment Agency had been that the proposal would improve the situation: a concrete slab would be removed and replaced by a permeable surface. The scheme would consequently alleviate the flood risk.

With regard to parking issues, the Applications Casework Manager explained that the club would be relatively small and very few cars would visit the site; there would be no problems associated with parking. He added that Herts Highways had advised that it would be safe to stop on both Radlett Road and the link road in order to set down visitors.

On the issue of a bar on the premises, the Applications Casework Manager said that it would be difficult to grant such a licence on green belt land. He advised that since the site was designated as a playing field, it was only possible to build a changing room.

The Applications Casework Manager concluded by assuring the meeting that there would remain a large space for residents’ amenity and that this investment would prove to be an asset for the local community.

In response to a question from the Chair, the Applications Casework Manager said that the changing rooms would not be permitted an extension under Permitted Development Rights.

Councillor Jeffree noted that the site was already used as a playing field and that consent was requested for levelling, drainage and construction work. He further commented that, given the lawful use of the site was as a playing field, there should be no highways consideration with regards to this continued use. He considered that, had the field been well maintained, the site would have continued its use as a playing field. The proposed works would bring back the field into its lawful use and this would benefit the community. The only highways issue to be considered would be in relation to the provision of the car parking spaces and its access in association with the club house. Councillor Jeffree agreed that a condition was needed to provide for a strategy which would ensure the maintenance of drainage and ‘run off’.

The Chair advised that it was important that the Committee assess the Conditions and reinforce them where required; once agreed the Council must ensure that the conditions were enforced.

Members discussed residents’ concerns regarding additional parking and problems where players could be dropped off on the road.

Responding to concerns regarding the exit from the car park, the Applications Casework Manager assured Members that this exit was 15m from the chicane on Radlett Road.

Following further comments from Members, the Chair noted that there were no planning reasons for refusal of this application. He asked for clarification on the question of a maintenance strategy.

The Head of Regeneration and Development referred to Condition 13 and said that this could be amended to include details of a maintenance scheme.

The Head of Regeneration and Development further referred to Condition 2 which allowed construction work between the hours of 8.00 a.m. and 1.00 p.m. on Saturdays as generally permitted at other sites; she advised, however, that this could be removed.

In response to the Chair’s suggestion that the Timberlake car park be used on match days, the Head of Regeneration and Development advised that Condition 7 could be amended to provide a Car Parking Management Plan which would include major events. She proposed that a marshalling arrangement be used which the Applicant should make acceptable.

The Chair MOVED that there should be no Saturday working.

On being put to the committee the Motion was CARRIED.

The Chair MOVED that a Management Strategy should be submitted to and approved in writing by the Local Planning Authority.

On being put to the committee the Motion was CARRIED.

RESOLVED –

that planning permission be granted subject to the following 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 Construction of the development hereby permitted shall not take place before 8am or after 6pm Mondays to Fridays and not at all on Saturdays, Sundays and Public Holidays.

3 No sport shall take place on the playing field unless an appropriate risk assessment in respect of that sport has been undertaken and the risk assessment has been submitted to and approved in writing by the Local Planning Authority. Any remedial measures included in the approved assessment shall be put in place before any game involving that sport is played on the field. Where the approved remedial measures include the erection of physical structures, details of those structures shall be submitted to and approved in writing by the Local Planning Authority before any such structures are put in place.

4 No development shall commence within the site until full details and samples of the materials to be used for the external surfaces of the building, including windows, have been submitted to and approved in writing by the Local Planning Authority. The development shall only be implemented in accordance with the approved details.

5 The proposed changing room facilities shall only be used for purposes associated with sporting activities taking place on the playing field and in particular they shall not be used for any form of entertainment or leisure purposes.

6 The development shall not be occupied until the parking and turning areas have been constructed, surfaced and permanently marked out as identified on drawing number 007. The car parking and turning areas so provided shall be maintained as such at all times and shall not be used for any other purpose.

7 No club or other organisation shall make use of the development hereby permitted until a Car Park Management Strategy and Full Travel Plan relating to the activities of that club or other organisation shall have been submitted to and approved in writing by the Local Planning Authority. The Car Park Management Plan shall include details of drop off and collection facilities and details of how the car park within the site is to be managed and what measures will be taken to ensure that any car parking arising from the use of the development is accommodated without detriment to the safe and free flow of traffic or the amenity of residents. Any approved permanent physical measures shall be put in place before the development is first brought into use and the site shall thereafter be managed in accordance with the approved details unless otherwise agreed in writing by the local planning authority.

8 No development shall commence within the site until details of on-site parking for all contractors, sub-contractors, visitors and delivery vehicles has been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority and those details shall be provided and kept available for use at all times during the period of site works.

9 No development shall commence within the site shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site has been submitted to and approved in writing by the Local Planning Authority:

(1) A preliminary risk assessment which has identified:

(i) all previous uses;

(ii) potential contaminants associated with those uses;

(iii) a conceptual model of the site indicating sources, pathways and receptors;

(iv) 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 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.

10 The development hereby permitted shall not be brought into use until a verification report demonstrating completion of 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 any 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. The long-term monitoring and maintenance plan shall be implemented as approved.

11 No development within the site shall take place until a long-term 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. Any necessary contingency measures shall be carried out in accordance with the details in the approved reports. On completion of the monitoring specified in the plan a final report demonstrating that all long-term remediation works have been carried out and confirming that remedial targets have been achieved shall be submitted to and approved in writing by the Local Planning Authority.

12 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 the developer has:

(a) submitted a remediation strategy to the Local Planning Authority detailing how this unsuspected contamination is to be dealt with; and,

(b) obtained written approval from the Local Planning Authority for that remediation strategy. The remediation strategy shall be implemented as approved.

13 No development shall commence within the site until such time as a scheme to dispose of foul and surface water has been submitted to and approved in writing by the Local Planning Authority. The scheme shall also make provision for roof drainage from the building to be sealed at ground level. The scheme shall be implemented as approved.

14 Piling or any other foundation designs using penetrative methods shall not be used on site other than with the express written consent 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 groundwater. The development shall be carried out in accordance with the approved details.

15 No development shall commence within the site until a detailed method statement for the removal and long-term management or control of Japanese Knotweed on the site has been submitted to and approved in writing by the Local Planning Authority. The method statement shall include proposed measures that will be used to prevent the spread of Japanese Knotweed during any operations. Development shall proceed only in accordance with the approved method statement.

16 No development shall commence on site until a detailed survey of the application site has been undertaken to assess the existing ground conditions and the extent of any land contamination and if necessary appropriate measures shall be incorporated into the development to ensure adequate protection for future occupants of the development and occupiers of existing adjoining premises from contamination. Such measures shall be agreed in writing with the Local Planning Authority prior to any works commencing on the site and shall be incorporated into the development before any part of the approved development is first brought into use.

17 No development commence within the site until the detailed design of the vehicular access to the site has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved detailed design.

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

SG/821/001a Site location plan

SG/821/100b Access and Constraints Plan

SG/821/200e/ Pitch Layout proposal

SG/821/300b/ Cut and Fill Construction Sections

SG/821/400a / Remedial proposal

SG/821/401/ Japanese Knotweed Treatment Proposals

SG/821/500a / car park

004 floor and roof plan proposed

007 Site plan as existing and proposed

008 Plans and Elevations as proposed

009 Contextual elevation as proposed

Documents

Design and Access Statement

WDE Remedial Strategy Report

WDE Geo Environmental Assessment

Hydro – Logic Services LLP Flood Risk Assessment Report

Transport Assessment (two documents)

Informatives

1 There are public sewers crossing or close to your development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted in some cases for extensions to existing buildings. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the options available at this site.

2 Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

3 With regard to water supply, this comes within the area covered by the Affinity Water Company. For your information the address to write to is - Affinity Water Company The Hub, Tamblin Way, Hatfield, Herts, AL10 9EZ - Tel - 0845 782 3333.

4 The Highway Authority requires the alterations to or the construction of the vehicle crossover to be undertaken such that the works are carried out to their specification and by a contractor who is authorised to work in the public highway. The applicant may need to apply to Highways (Telephone 0300 1234047) to arrange this or use link:- http://www.hertsdirect.org/services/transtreets/highways/hhonlineservices/vxo/

5 Note: should there be any obstructions on the public highway, footpath, grass verge, i.e. trees, posted signs, TG pole, lamp columns, drainage gulleys etc, then permission for removal and/or repositioning will need to be gained before work can commence on site. The applicant will need to be aware that they will/may be required to fund this work.

6 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