Agenda and minutes

To note any apologies and substitution of Committee Members made in accordance with Council Procedure Rules.

Apologies for absence were received from Councillor S Boulton for whom Councillor G Ganney attended as a substitute, and Councillor Grewal for whom Councillor Weston attended as a substitute.

To confirm as a correct record the Minutes of the meeting held on 4^th December 2023 (previously circulated).

The minutes of the meeting held on 4^th December 2023 were approved as a correct record.

There were no notifications of urgent business.

To note declarations of Members’ disclosable pecuniary interests, non-disclosable pecuniary interests and non-pecuniary interests in respect of items on the Agenda.

Councillor Thomson declared an interest as a County Councillor and noted she had a family member who worked for the Environment Agency, but not the department referenced in the report.

Report of the Assistant Director (Planning).

The Committee received a report of the Assistant Director of Planning on the Former Beales Hotel site. The application site has an area of circa 0.64 hectares and is located to the north-west side of Comet Way, close to Comet Roundabout.  The site is occupied by the former Beales Hotel; a two-storey building with areas of hardstanding providing associated car parking.  There are trees along the boundaries – both inside and outside of the site.  The hotel closed in 2020 and currently has temporary planning permission as a hostel which expires in June 2024.

The application was presented to the Development Management Committee because Hatfield Town Council have submitted a Major Objection. The application had been due to be presented to Development Management Committee in December 2023. However, it was noticed that an amended plan had not been consulted on. The application was removed from the agenda to allow for a full re-consultation to take place. The only representation received was from Hertfordshire County Council’s Highways Team who had raised no objection. 

Bridget Miller spoke to the Committee as the agent:

“I am Bridget Miller, a chartered town planner and the agent representing the applicant. Your officer has explained that the proposal comprises of a sustainable development for which planning permission should be granted.

The application comes before you following collaborative pre-application and post-submission discussions with officers which led to design revisions. This included reducing the height and massing of the building by removing a floor and increasing the top floors set back from neighbouring Parkhouse Court. This change saw marked improvements in the daylight and sunlight results. The proposed building is a comfortable 22 plus metre distance from Parkhouse Court. However, due to the low profile of the existing building on site, it's not possible to maintain current light levels in Parkhouse Court, whilst optimising the use of this previously developed site. The final daylight sunlight results were accepted by the Council's independent assessor as appropriate for this urban context.

As officers have concluded the proposed developments height, mass and appearance would respect its context and cause no harm to neighbouring living conditions.

In terms of access it's proposed to improve vehicle safety and visibility by resiting the existing access eastwards. In discussions with the Town Council, the layout was changed to give additional space for vehicles waiting to turn, thereby enhancing pedestrian and cyclist safety. Based on this revised access design, the Highway Authority has confirmed their support for the proposal and it has been tested by a road safety audit. The access provides the indivisibility required for 50 mile an hour road.

A high standard of residential amenity is provided with good levels of daylight and sunlight and most units are dual or triple aspect. Every unit will have access to private amenity space, communal courtyards and a child's play space.

The scheme will deliver biodiversity net gain of almost 500% renewable energies, 10% electric vehicle charging spaces and a bespoke travel plan. It is unfortunate  ...  view the full minutes text for item 119.

Report of the Assistant Director (Planning).

The Committee received a report of the Assistant Director of Planning on 59 New Road, Digswell. This application sought full planning permission for the erection of a two-storey block of flats with a lower ground level (8 x 2 bedroom and 1 x 3 bedroom). The proposed building would be positioned further back into the application site than the original dwelling, in a more central location. The proposed layout plan demonstrates a linear style of development which would front onto New Road. The proposed design approach is modern, with a mixed pallet of materials.

The application is presented to the Development Management Committee because it had been called-in by Councillor Mitchinson.

Philip Hughes addressed the Committee as the agent:

“This is an application that makes effective use of land in one of your existing settlements outside any conservation area, the Green Belt or any areas of constraint.

It comprises of a small infill site, consistent with adopted policy SADM1. The proposal respects and harmonises with the prevalent character of the area, providing a building set in generous sylvan grounds. There are a number of existing apartments at New Road. Similar forms of development have been permitted by your Council at number 61 and 63 New Road, the immediate neighbouring sites to the north.

There have been no changes in circumstances to justify a different approach to this application. The proposal is not overdevelopment of the site, which comfortably accommodates the development at a density of just 23 dwellings per hectare, which is entirely consistent with the schemes permitted on neighbouring sites, and your adopted policy SP9.

The proposed building comprises high quality design and appears as a well designed large dwelling house with a central access that sits comfortably in the plot between the two neighbouring buildings, set a minimum of 7.4 metres and an average of 10 metres from any side boundary.

The large plot comfortably accommodates the building and car parking and embraces its woodland setting. The existing landscape along the road frontage is retained and supplemented with new planting. Only glimpses of the proposed development will be available. This well-screened sylvan development is in contrast to the open-fronted plots that have been developed opposite in New Road.

Access is safe, as confirmed by Hertfordshire Highways following a stage 1 safety audit. The proposed car parking provision also accords with your adopted standards. The space and retention and enhancement of tree and vegetation along both side boundaries ensures that the proposal will not harm the amenity of neighbours.

The proposal safeguards the landscape and protects wildlife. The application demonstrates that protected species would not be harmed, badger sets are located more than 30 metres from the proposed development.

The scheme will deliver biodiversity net gains of more than 27% for habitat units and over 60% for hedgerow units. This is supported by your landscape and ecology officers, as well as Hertfordshire ecology, and the RSPB have confirmed that the proposal will not have an adverse effect.

The  ...  view the full minutes text for item 120.

Report of the Assistant Director (Planning).

The Committee received a report of the Assistant Director of Planning on Unit 1 51 Welham Manor Welham Green. The application was for the demolition of the existing low-quality buildings and erection of seven dwellings comprising one pair of semi-detached and five detached family homes with car parking, cycle and refuse storage and private amenity gardens. The proposal also includes communal amenity space and a pedestrian and cycle route which extends up to the south west boundary of the site. The proposed dwellings would be two and a half storeys in height with living accommodation situated within the roof. The development would utilise the existing access from Welham Manor. 

This application was presented to the Development Management Committee because the application had been called in by Councillor Paul Zukowskyj.

Bridget Miller addressed the Committee as the agent:

“I'm Bridget Miller, a charted town planner representing the applicant. Accor obtained an interest in the site following the previous dismissed appeal. Your officers set out the many reasons for why planning permission should be granted, and I will draw on some key points.

Firstly, I’ll emphasise that the site is a housing allocation in the adopted Local Plan and comprises previously developed land that is no longer in the green belt. The Local Plan recognises the site would be put to better use to contribute to housing needs in the borough and the principle of development is established. Throughout last year, we engaged with planning officers and neighbouring residents to develop a high quality, architectural and landscape design. As the Committee report states, the scheme's design is supported by officers, as it enhances the area's visual character and connects with existing residential development in a respectful way. Neighbouring amenity is protected by the siting and orientation of the new houses.

The proposed 7 houses have private gardens as well as a shared open space that is centred on the retained good quality category A oak trees. There is nearly 400 square metres of outdoor space per unit and two parking spaces per unit plus visitor parking and electric vehicle charging.

Notable environmental enhancements include a 40% increase in landscaped green space, 18% biodiversity net gain, renewable energies for a 65% reduction in carbon emissions plus water efficiency and sustainable drainage measures. The scheme is acceptable on its own merits and in no way prejudices the site allocation to the south coming forward nor the access strategy that is envisaged for this larger allocation. In addition, condition 13 secures the provision of a pedestrian and cycle route to land at Station Road to enhance connectivity. The site is in walking distance to Welham Green station and bus stops. Vehicle trips associated with the new housing would be offset by the existing trips and the large vehicles that currently access the site for motor repair. All highways related matters, including access, have been deemed acceptable by the Highway Authority and likewise were acceptable in the determination of the previous appeal.

There have been  ...  view the full minutes text for item 121.

Report of the Assistant Director (Planning).

The Committee received a report of the Assistant Director of Planning on the car park, High View. Permission is now sought to remove condition 27 (car club) and vary the approved plans condition on planning permission 6/2022/0059/VAR. The application, submitted under Section 73 of the Town and Country Planning Act (S73), sought to substitute a range of approved plans with new plans which include a number of revisions. The changes to the plans can be summarised as follows: 

·        Addition of four new car parking spaces

·        Changes to EV charging point locations

·        Changes to kerbs and splays on High View

·        Changes to Church Square – increased space for a hearse and the addition of retractable bollards

·        Changes to the cycle storage outside the block CH houses – these now have cycle stores in front of the units

·        Changes to the rear garden layout for the block CH houses

This application is presented to the Development Management Committee because the Council had an interest in the land.

Councillor Rowse addressed the Committee as Ward Councillor:

“I have not objected to this planning application as I'm not disputing the requested changes. However, I would like to raise two issues with DMC, which I hope will improve matters, and I did note the officers comment on what my first issue is, which is the provision of the disabled parking spaces. In the main bit by the shops, there are two disabled spaces provided in the shared resident retail parking area. One of these is right next to the Fairfax Plumbing and its location makes it unsuitable for use as such a space as access is regularly blocked by traders. I can honestly say I live locally, I've never seen a disabled person park there.

The second used to be close to the Tesco Metro, and I think this has got missed. It was quite handy when it was next to the Tesco Metro, but they moved it when they put in the allocations of reserved parking for the local traders up there. The new location makes it inconvenient to users of the main businesses there, which are the Tesco Metro and the dental surgery.

I hope that DMC will request that as part of its approval, that the disabled spaces be placed in more suitable locations. I don't know whether that's in our remit, but I believe we should be. The obvious options would be one adjacent to the butcher's and the other equidistant to the Tesco Metro store and the dentists. I mean there is ample spaces there, it's just where we allocate the disabled spaces.

The other bit I wanted to pick up was the implementation of the parking enforcement, I saw just before Christmas I think it was that Cabinet approved that we're going to move forward with parking enforcement. The lack of enforcement of the proposed parking regulations has resulted in representations to me from both local traders and indeed residents, and I had a big meeting with residents yesterday.  ...  view the full minutes text for item 122.

Report of the Assistant Director (Planning).

The Committee received a report of the Assistant Director of Planning on 64 Bishops Rise, Hatfield. A prior approval application under reference 6/2022/2783/PN8 for a 6 metre deep single storey rear extension was granted in January 2023. This permission has been implemented. Following the implementation of the single storey rear extension, the remainder of the garden has undergone works, which are being applied for in this application.  This application seeks planning permission for the retention of an outbuilding, a covered area, fencing, walls and an area of patio, all to the rear of the site.  The outbuilding is sited to the south-western corner of the rear garden and measures approximately 1.8 metres by 4.4 metres and has a footprint of approximately 7.9 metres squared. The outbuilding has an approximate height of 2.4 metres to the top of the flat felt roof and is finished in a grey tile, with a white UPVC window to the elevation facing the house and a white UPVC door and window facing the remainder of the garden. There is a roof overhang, however, this does not adjoin the covered area.  The covered area is sited adjacent to the storage outbuilding, filling the remainder of the space running along the rear boundary of the site. The covered area has a footprint of approximately 22 metres squared, measuring approximately 4.3 metres by 5.1 metres. It has an approximate height of 2.2 metres with the roof constructed of corrugated plastic and wooden timber posts. This area is not enclosed.   Beyond the single storey rear extension, the garden has been fully paved with large cream paving stones, including underneath the covered area. Drainage has been provided. The applicant advises that this is to allow easy access arrangements for an occupier with limited mobility. Evidence of mobility issues of an occupier has been provided by the applicant.   The fence between the boundary of the application site and the neighbouring property at No.62 has been raised to an approximate height of 2.6 metres when measured from the ground level within the application site. The applicant advises that the height of the fence measured from the land levels within the neighbouring dwelling at No.62 is less than 2 metres. A higher fence was erected to ensure appropriate privacy is maintained between the two sites. A wall between the boundary of the application site and the neighbouring dwelling at No.66, along with a wall running along the rear of the site, has also been erected, measuring approximately 2 metres in height.

The application was presented to the Development Management Committee because it has been called-in by Councillor Rowse.

Mohammed Altwail addressed the Committee as the applicant:

“I came here to show this is the house where I moved. I used to live in two houses before but [they] weren't adapted. I was suffering a lot, as you can see, I have a second deterioration MS, and I have been suffering a lot when I lived in other houses, so when I moved  ...  view the full minutes text for item 123.

Report of the Assistant Director (Planning).

The Committee received a report of the Assistant Director of Planning on 18 Plough Hill, Cuffley. The application seeks planning permission for the erection of a single storey side and rear extension, two storey rear extension, alteration and enlargement of roof, 1 x front, 1 x rear, 3 x side dormers, 2 x side roof lights and front bay window. 

The application was presented to the Development Management Committee because Northaw and Cuffley Parish Council had submitted a Major Objection.

Members discussed the application and key points are summarised below:

·        A member queried whether 3 parking spaces had been provided in the application as one of the spaces is shown as in front of a garage. Officers confirmed 3 spaces were provided as it was a single dwelling.

RESOLVED

(unanimous)

That the planning application be approved.

Report of the Assistant Director (Planning).

The Committee received the performance report for October to December 2023. An increase of major applications had been received and it is expected to continue into the new year. It was highlighted that the new principal planning officer role had be recruited too.

Members discussed the application and key point are summarised below:

·        It was asked that STOP notices could be reviewed and it was felt that it was important there were enough enforcement officers to ensure enforcement takes place.

RESOLVED

The Committee noted the performance report for October to December 2023.

Report of the Assistant Director (Planning).

The Committee received the report which set out that two appeals had been dismissed.

Officers confirmed that the B&Q enquiry had not yet been completed and a decision would be made in the coming months.

RESOLVED

The Committee noted the appeal decisions report.

Report of the Assistant Director (Planning).

The Committee received the Future Applications report. The details for future Development Management Committees would be brought to the next meeting and a link to the application was now included in the report.

RESOLVED

The Committee noted the future applications report.

There were no items for urgent business.