Demolition of existing dwelling and outbuildings for redevelopment into 10 apartments with associated car parking, landscaping improvements, new accesses onto Oxhey Road and Hollybush Close and other associated external alterations (Amended plans and description - dwellings reduced from 12 to 10).

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

 

The Principal Planning Officer introduced the report explaining that the application proposed the demolition of the existing dwelling and outbuildings and its redevelopment into ten apartments with associated car parking, landscaping improvements, new accesses onto Oxhey Road and Hollybush Close and other associated external alterations.  The amended plans and description had reduced the number of proposed dwellings from 12 to ten.

 

Attention was drawn to the update sheet, which included information on an additional letter of objection.

 

The Chair invited Ray Glover, a local resident, to speak in opposition to the application.  Mr Glover explained the detrimental impact of the proposed development on residents in Hollybush Close, particularly in regard to parking and flooding risk.  He suggested that a redevelopment of the property would have been more appropriate both in terms of the environmental impacts and maintaining the character and appearance of the area.

 

Mr Glover questioned the accuracy of some of the drawings and the chartered surveyors’ report.  He also sought reassurance that the development would be carried out in accordance with the application.

 

In response to a query from the Chair, the Principal Planning Officer advised that a sustainability report had been required from the applicant.  Any planning consent would also require development works to be carried out in accordance with the revised energy and sustainability statement.  It was noted that the viability assessment had not been redone following the reduction in the number of units.

 

The Chair invited Peter Jeffery, the agent, to speak for the application.  Mr Jeffery observed that the development would deliver additional high quality housing in the borough.  He noted that the council could not demonstrate a five year supply of deliverable housing sites, which required paragraph 11(d) of the revised NPPR (2018) to be applied.  This was a brownfield site in a sustainable location close to local amenities.

 

Mr Jeffery observed that the area incorporated a wide range of architectural styles and the contemporary design had been drawn up in consultation with officers to reflect the local character.   The result was a fully policy compliant scheme, which was supported by officers and the statutory consultees.

 

The Chair invited Oxhey Ward Councillor Maggie Parker to speak to the committee.  Councillor Parker reiterated residents’ concerns about the loss of the existing property in terms of its impact on the local street scene and on the environment.  She suggested that the design of the flats would be out of keeping with the area, which needed family homes.  Residents were also concerned about the potential for overflow parking on surrounding streets and the likely additional congestion on local roads.

 

Before seeking comments from the committee, the Chair made some observations on the design.

 

Members of the committee acknowledged residents’ concerns about the loss of the sizeable family home and the impact that this would have on the local street scene.  The design, whilst unexceptional, was considered broadly acceptable and was policy compliant.   Some members expressed disappointment at the lack of affordable housing, which was widely needed across the borough.

 

The committee recognised the potential for additional parking and road pressures on local streets, particularly at peak times, but these did not provide grounds for refusal.

 

The Chair moved the officer’s recommendation.

 

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

           

            PL_001; PL_002 Rev 01; PL_010; PL_011; PL_012; PL_020; PL_021; PL_022; PL_023; PL_024; PL_025; PL_026; PL_027; PL_050_180611; PL_051_180611; PL_100_180611; PL_101_180611; PL_102_180611; PL_110_180611; PL_200_180611; PL_200_180527; PL_301_270611; PL_302_180611; PL_303_180611; PL_304_180611; PL_310_180611; PL_401_180611; PL_402_180611; PL_403_180611; and PL_501_180611.

 

3.         No development (other than demolition) shall commence until details of the existing and proposed ground levels and the finished ground floor level of the building hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved details.

 

4.         No development (other than demolition) shall commence until an Arboricultural Method Statement has been submitted to and approved in writing by the Local Planning Authority. The proposed development and arboricultural works shall be carried out in accordance with the approved details.

 

5.         No construction works above damp proof course level shall commence until details of the materials to be used for all the external finishes of the building, including walls, roofs, doors, windows, fascias and balustrades, 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.

 

6.         No construction works above damp proof course level shall commence until detailed drawings of the window and door reveals, brick detailing, zinc cladding and capping to the external walls, 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 details.

 

7.         No construction works above damp course level shall commence until a detailed surface water drainage scheme for the site, based on the approved surface water drainage assessment carried out by Elliott Wood Partnership Ltd job number 2180096, dated June 2018, has been submitted to and approved in writing by the local planning authority. The scheme shall include:

 

1.         Final, detailed drainage plan including the location and size of all SUDS features, pipe runs and discharge points with all invert and outlet levels.

 

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

 

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

 

            The scheme shall subsequently be implemented in accordance with the approved details prior to occupation of the development.

 

8.         No construction works above damp proof course level shall commence until a revised Energy & Sustainability Statement has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

9.         No construction works above damp proof course level shall commence until a scheme for active and passive electric charging points for on-site vehicles has been submitted to and approved in writing by the Local Planning Authority. The electric charging infrastructure and charging points shall be installed in accordance with the approved scheme prior to the first occupation of the development.

 

10.       No part of the development shall be occupied until full details of a hard and soft landscaping scheme has been submitted to and approved in writing by the Local Planning Authority and the approved hard landscaping has been laid out in accordance with the approved details. The approved soft landscaping shall be carried out not later than the first available planting and seeding season after completion of the 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.

 

11.       No part of the development shall be occupied until details of the siting, size and design of refuse and recycling storage facilities have been submitted to and approved in writing by the Local Planning Authority and the storage facilities have been installed in accordance with the approved details. The storage facilities shall be retained at all times thereafter.

 

12.       No part of the development shall be occupied until the new vehicular accesses onto Oxhey Road and Hollybush Close and on-site parking spaces have been laid out in accordance with the approved plans (or any subsequent plans submitted to and approved in writing by the Local Planning Authority).

 

13.       No part of the development shall be occupied until the existing vehicular access from Oxhey Road has been stopped up by raising the existing dropped kerb and re-instating the footway and highway boundary to the same line, level and detail as the adjoining footway, verge and highway boundary as shown on the approved plans.

 

14.       No part of the development shall be occupied until details of the ‘non-vision vent panels’ in the north-western facing side wall of the proposed development (facing No. 6A Oxhey Road), as shown on drawing No. PL_304_180611, have been submitted to and approved in writing by the Local Planning Authority. The ‘non-vision vent panels’ in the north-western facing wide wall shall be installed and operated in accordance with the approved details and shall be retained at all times thereafter.

 

15.       No part of the flat roof outside the front roof terrace shown on drawing No. PL_102_180611 shall be used as a terrace, balcony or outdoor amenity area.

 

Informatives

 

1.         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.

 

2.         This development may be considered a chargeable development for the purposes of the Community Infrastructure Regulations 2010   (as amended). The charge is non-negotiable and is calculated at the time planning permission is granted. The charge is based on the net increase of gross internal floor area of the proposed development. 

 

            A person or party must assume liability to pay the levy using the assumption of liability form 1 which should be sent to the CIL Officer, Regeneration and Development, Watford Borough Council, Town Hall, Watford, WD17 3EX or via email.

           

            If nobody assumes liability to pay the levy this will default to the land owner.  A Liability Notice will be issued in due course.

           

            Failure to adhere to the Regulations and commencing work without notifying the Council could forfeit any rights you have to appeal or pay in instalments and may also incur fines/surcharges.

 

3.         All new units granted planning permission and to be constructed require naming or numbering under the Public Health Act 1925. You must contact Watford Borough Council Street Naming and Numbering department as early as possible prior to commencement on streetnamenumber@watford.gov.uk or 01923 278458. A numbering notification will be issued by the council, following which Royal Mail will assign a postcode which will make up the official address. It is also the responsibility of the developer to inform Street Naming and Numbering when properties are ready for occupancy.

 

4.         This permission does not remove the need to obtain any separate consent, which may be required under the Buildings Act 1984 or other building control legislation. Nor does it override any private rights which any person may have relating to the land affected by this decision. 

 

            To find out more information and for advice as to whether a Building Regulations application will be required please visit www.watfordbuildingcontrol.com.

 

5.         This planning permission does not remove the need to obtain any separate consent of the owner of the adjoining property prior to commencing building works on, under, above or immediately adjacent to their property (e.g. foundations or guttering). The Party Wall Etc Act 1996 contains requirements to serve notice on adjoining owners of property under certain circumstances, and a procedure exists for resolving disputes.  This is a matter of civil law between the two parties, and the Local Planning Authority are not involved in such matters.  A free guide called "The Party Wall Etc Act 1996: Explanatory Booklet" is available on the website of the Department for Communities and Local Government at https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/393927/Party_Wall_etc__Act_1996_-_Explanatory_Booklet.pdf

 

6.         Construction standards for new/amended vehicle access: Where works are required within the public highway to facilitate the new or amended vehicular access, the Highway Authority require the construction of such works to be undertaken to their satisfaction and specification, and by a contractor who is authorised to work in the public highway. Before works commence the applicant will need to apply to the Highway Authority to obtain their permission, requirements and for the work to be carried out on the applicant’s behalf. Further information is available via the website https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/changes-to-your-road/dropped-kerbs/dropped-kerbs.aspx  or by telephoning 0300 1234047.

 

7.         Storage of materials: The applicant is advised that the storage of materials associated with the construction of this development should be provided within the site on land which is not public highway, and the use of such areas must not interfere with the public highway. If this is not possible, authorisation should be sought from the Highway Authority before construction works commence. Further information is available via the website https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspxor by telephoning 0300 1234047.

 

8.         Obstruction of public highway land: It is an offence under section 137 of the Highways Act 1980 for any person, without lawful authority or excuse, in any way to wilfully obstruct the free passage along a highway or public right of way. If this development is likely to result in the public highway or public right of way network becoming routinely blocked (fully or partly) the applicant must contact the Highway Authority to obtain their permission and requirements before construction works commence. Further information is available via the website https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspx or by telephoning 0300 1234047.

 

9.         Road Deposits: It is an offence under section 148 of the Highways Act 1980 to deposit mud or other debris on the public highway, and section 149 of the same Act gives the Highway Authority powers to remove such material at the expense of the party responsible. Therefore, best practical means shall be taken at all times to ensure that all vehicles leaving the site during construction of the development are in a condition such as not to emit dust or deposit mud, slurry or other debris on the highway. Further information is available via the website https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/highways-roads-and-pavements.aspx or by telephoning 0300 1234047.

 

10.       You are advised of the need to comply with the provisions of The Control of Pollution Act 1974, The Health and Safety at Work Act 1974, The Clean Air Act 1993 and The Environmental Protection Act 1990.

           

            In order to minimise impact of noise, any works associated with the development which are audible at the site boundary should be restricted to the following hours:

 

·        Monday to Friday 8am to 6pm

·        Saturdays 8am to 1pm

·        Noisy work is prohibited on Sundays and bank holidays

           

            Instructions should be given to ensure that vehicles and plant entering and leaving the site comply with the stated hours of work.

 

            Further details for both the applicant and those potentially affected by construction noise can be found on the Council's website at: https://www.watford.gov.uk/info/20010/your_environment/188/neighbour_complaints_%E2%80%93_construction_noise