Agenda and minutes

To confirm as a correct record the Minutes of the meeting held on 9 December 2021 (previously circulated).

The Minutes of the meeting held on 9 December 2021 were approved as a correct record and noted by the Chairman.

Ahead of the committee’s deliberation on the applications presented at the meeting, the Head of Planning made a statement on how the Local Plan proposals being considered by the council, following on from the recent Cabinet Planning and Parking Panel and Cabinet meeting, had changed the context in which the reports before the Committee should be viewed. Officers advised that the weight given to the Emerging Local Plan should be moderated so that less weight is attributed to it than previously was the case.

Report of the Head of Planning.

Report of the Head of Planning on the erection of a new 2.5 storey dwelling with vehicular access. The proposed dwelling would be of a neo-classical architectural style that would measure approximately 9.8m in height to the ridgeline, 16m in total width and 26.5m in overall depth. The new dwelling will have a footprint of around 284sqm and the 2.5 storey element of the building will be set back from the road by approximately 14m. The single storey linked garage will be approximately 5.1m to the ridge and will be located approximately 4.5m from the front boundary of the site. The single storey part of the building will be built on the western shared boundary with the host property (No. 38) and the upper storey element will be set in by approximately 2.6m. The dwelling would retain a distance of around 5.7-6.6m from the eastern side boundary to No. 36. The proposed gates will measure approximately 1.2m tall and the existing circa 2m high hedge along the front boundary is shown on the submitted plans as being retained.

The development would be served by a parking and turning area at the frontage and double garage.

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

Northaw and Cuffley Parish Council have submitted a Major Objection as follows: ‘The Parish Council Planning Sub-Committee met on 19th May 2021 and recommended that the Clerk under delegated authority submit a Major Objection on the basis that this property is located within the green belt and does not meet special circumstances for proposed development.’

Officers advised the Committee that in light of the recent CPPP meeting on the 13 January on the Local Plan, less weight should be given to the Emerging Local Plan. However, Officers were of the consideration that this would not affect the recommendations in the report.

Members stated that the objection was received because the site was within the greenbelt. However, officers emphasised that there is an exemption stated within Paragraph 149 (e) of the NPPF which permits limited filling in Green Belt villages and it was considered that in this case the proposals meet this particular exception. Members asked whether they should treat it like a planning application in a village as opposed to a planning application in the greenbelt.  Officers stated that yes they should consider it as a planning application within a village and the NPPF does mention the exception within villages in the greenbelt.

Members were concerned about the loss of trees on the property. Officers stated that there will be a loss of trees but have recommended a condition for landscaping to include replacement trees and shrub planning to mitigate the loss of these trees subject to the further consideration of the Landscape officer.

Members asked about a previous application in 2020 that was refused and what the size of the property was. Officers stated that there was no previous planning application on the site  ...  view the full minutes text for item 52.

Report of the Head of Planning.

Report of the Head of Planning on the removal of condition 4 (cycle only route) and variation of conditions 6 (noise scheme), 7 (electric charging points), 9 (assessable housing), 13 (integration with existing cycle facilities), 17 (parking), 19 (planting), 28 (arboriculture impact assessment report), 29 (energy strategy) and 30 (approved plans) on planning permission 6/2019/2430/MAJ.

Planning application reference number 6/2019/2430/MAJ for the Demolition of existing buildings and the erection 3 x buildings comprising of 71 x flats and 1,110 sqm of flexible commercial uses (use class: A1, A2, A3, A4, D1 & D2) (including a small office element (B1a)) and associated works to include car and bicycle parking, plant and refuse storage and public realm works had a resolution to grant planning permission subject to completion of a S106. This application was heard by Members on the 23/4/2020 and followed by completion of the S106 on the 3/2/2021.

The site (which is some 0.71 hectares in size) is located at the eastern end of Hatfield Town Centre, bounded to the east by Wellfield Road and Queensway. Much of the application site is currently vacant (following the demolition of the building at no. 1 Town Centre), although a two storey building currently exists at nos. 3 – 9 Town Centre. Pedestrian access runs through the site into the town centre from Wellfield Road, Queensway and the town beyond. The site is also occupied by an existing short stay public car park (the car park contains 74 spaces and is operated by the Borough Council) which is accessed from Kennelwood Lane.

The application was presented to the Development Management Committee because the Borough Council was the applicant.

As discussed under the committee report for Link Drive, Lovell have proposed to move all affordable housing units to this application site. Therefore, as both application sites are now linked through the affordable housing provision, they must both be presented side by side to the Development Management Committee.

Officers advised the Committee that in light of the recent CPPP meeting on the 13 January on the Local Plan, less weight should be given to the Emerging Local Plan. Officers were of the consideration that this would not affect the recommendations in the report as the applicant had started development on site. It would also be unreasonable to request additional affordable housing due to the stage of progression of the application.

Elizabeth Beighton, spoke as the agent, stated that the changes to the application were minor. The residential mix would not change under the current proposals. The changes to the scheme are driven by changes to the energy and ventilation strategy including a change from gas to electric heating as well as the desire to significantly improve the sustainability credentials of the development. Reduce its carbon footprint and performance from acoustic performance. These changes will ensure that the development meets the future emerging homes standards and also recognises the council’s declarations of a climate change emergency in the Borough. In respect of affordable housing, the scheme proposes  ...  view the full minutes text for item 53.

Report of the Head of Planning.

Report of the Head of Planning on the erection of a 6 storey building comprising 80 flats (30 1-bed and 50 2-bed). A total of 74 parking spaces are proposed and space for the storage of 80 cycles.

The site (which is some 0.43 hectares in size) is located to the south of Queensway and the north of Link Drive. The site is currently used as a surface car park which has 114 spaces (long stay). The car park is operated by the Borough Council. Vehicular access to the site is from Link Drive and there is pedestrian access to the site from the town centre (via both a pedestrian crossing and underpass further to the north-east).

The planning committee resolved to grant planning permission on 16th July 2020 subject to completion of a S106 agreement. Lovell have since been appointed as a developer partner to take forwards the scheme, as well as the project at One Town Centre (planning application ref: 6/2019/2430/MAJ).

Through the design development, Lovell are seeking to make a number of amendments to both schemes. At the time it was intended that minor material amendment (s73) applications would be submitted for both applications, however due to delays in signing of the S106 agreement for Link Drive it has been agreed that the proposed amendments will instead be secured under the current application (ref: 6/2019/2431/MAJ). As such, Lovell are hereby submitting an amended set of plans and reports for consideration.

The application was presented to the Development Management Committee because the application is a major development and the Borough Council is the applicant. The application is also required to be presented alongside the application for One Town Centre (6/2021/1987/VAR) as Lovell intend to move all affordable housing units from this application, Link Drive, to One Town Centre.

Officers advised that the developments in the emerging local plan would not have an impact on the decision of the application. This is primarily because the application had already received a resolution to grant planning permission but a section 106 agreement was not signed.

Elizabeth Beighton, spoke as the agent and stated that the application sought to deliver a more sustainable development arising through changes to legislation. The scheme would deliver high quality attractive development and it did have an acceptable relationship with the heritage assets and the environmental area and residential amenities. There would be 25% EV charging points in the car park which is an increase from the previous application and is a benefit associated from the changes. The proposal to re-locate the 20 affordable housing units from this site to 1 Town Centre was made following extensive discussions with the Council’s housing team. Management of the affordable housing block would help with the maintenance of the communal spaces and the exterior of the building. This will be difficult if there are mixed tenures within the block.  The application delivered a policy compliant level of affordable housing. 

Adam Edwards, spoke on behalf of WelHat Cycling, stating that the  ...  view the full minutes text for item 54.

Report of the Head of Planning.

Report of the Head of Planning detailing recent appeal decisions for the period 26 November 2021 to 7 January 2022.

            RESOLVED:

That appeal decisions during the period 26 November 2021 to 7 January 2022 be noted. 

Report of the Head of Planning.

Report of the Head of Planning providing the Committee with a summary of planning applications that may be presented to DMC in future.

RESOVLED:

That future planning applications which might be considered by the Committee be noted.