Agenda and minutes

Apologies of absence were received from Councillor Nick Pace.

To confirm as a correct record the Minutes of the meeting held on 15 February 2023 (previously circulated).

The minutes of the meeting held on 15 February 2023 were approved as a correct record.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning).

It was noted that two further representations have been received since the publication of the committee report. The first comment is that a resident does not feel the application was given enough publicity. The second representation states that the proposal would destroy wildlife.

In relation to the financial contribution for library services, the contribution would also go towards increasing the capacity of Welwyn Garden City Central Library or its future re-provision.

The site lies south of Welwyn Garden City and measures approximately 30 hectares. It currently comprises five fields of arable use and grassland and is within the Metropolitan Green Belt. The land is generally flat. Electricity pylons traverse the site. Tree and hedge screening already exists around the perimeter, and Hollybush Lane, dissects the application site.

Phase 1 is considered as a full planning application. Phases 2-4 are in outline with all matters reserved except for access. Their composition and detailed design are not yet fixed. However, their future development potential would be dictated by a suite of control documents.

Development specification sets out that the outline component would deliver:

-           A maximum of 243 new homes

-           Two new cricket pitches and pavilion

-           New café / community space

-           Landscape and open space provision

Parameter plans within the report provide detail on the proposed land use, building heights, structure of green infrastructure and access and movement. The land use parameter plan shows the building heights for the outline component, but also the extent of built residential development.

Proposed construction of residential dwellings would be considered inappropriate development in the Green Belt and would impact the spatial and visual openness of the Green Belt. As set out in the report, officers also consider that the proposal would result in some harm to the green belt purposes by introducing built form onto the currently open site and extending the settlement edge further south. This harm carries substantial weight against the proposal.

The site is allocated in the Draft Local Plan (DLP) to provide 340 residential units. Underpinned by three Green Belt reviews as part of the evidence base for the examination. Through the examination the Inspector has concluded the site to be sound and a number of site-specific considerations have been set out as part of the site allocation. As set out in the officer’s report, the proposed development would address the site-specific considerations.

The Council’s evidence base identifies a shortfall of cricket pitches in the borough by 2026. The proposal would provide two new cricket pitches and an associated pavilion as a new facility for Hatfield and Crusaders Cricket Club. Through engagement with the community, the applicant identified that there was a need to deliver a new facility for the cricket club who have currently outgrown their current facilities and need to rent cricket pitches elsewhere. Furthermore, the facilities are dated and do not reflect the standards of a modern facility.

This element of the proposal is in outline form, but the  ...  view the full minutes text for item 63.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning).

This application is presented to the Development Management Committee (DMC) because it would represent a departure from the Welwyn Hatfield District Plan 2005 and is recommended for approval.

The application site lies wholly within the Metropolitan Green Belt. Notwithstanding, the Draft Local Plan includes the removal of this site from the Green Belt and is allocated in Policy SADM33 for residential development.

The application is in reserved matters form, following the approval of outline planning permission under reference S6/2015/1342/PP. Within the outline permission, the principle of residential development of up to 121 dwellings on this site has already been established, along with access and surface water discharge points. Members therefore do not need to reconsider these elements. The aspects to consider within the reserved matters application are layout, scale, appearance, and landscaping.

Planning obligations, including affordable housing, have been secured through a S106 under the outline permission. This S106 continues to apply and continues to run with the future owners (Bellway).

The site layout follows the principles and parameters of the Indicative Master Plan approved at outline stage.

The proposal submitted by Bellway comprises the residential development of the site for 121 dwellings, providing a range of units, predominately 2 storeys in height with a small amount of 2½ storey development. Vehicle access into the development would be taken from Northaw Road East as a simple T-junction. A pedestrian/cycle link between South Drive and the Hertfordshire Way and King George V Playing Fields is proposed. Landscaping and areas of open space are proposed throughout the site.

The proposed layout consists of a mix of housing that is arranged within two distinct character areas, the South Boulevard and Rural Fringe.

The Southern Boulevard area creates a sense of arrival for the residents and visitors accessing the site from Northaw Road East. This primary route features a formal street typology having a dedicated verge with street trees and parking laybys along its route. A range of building types are proposed from apartments, terraces, semi-detached and detached, maintaining a consistent building line to emphasise the formality of this street.

In comparison, the Rural Fringe Character Area is set further within the site and benefits from views over landscaped open space, King George V Playing fields and distant views over open farmland to the south. The dwellings are accessed from a looped street pattern following site contours. The buildings in this area are traditional in appearance, consisting predominantly of detached and semi-detached dwellings.

Landscaping and areas of open space are proposed throughout the site, with the primary street benefitting from an ‘avenue’ planting style with trees lining both sides of the street. The proposal also includes the provision of amenity space in the south-eastern corner of the site and at the centre of the development, serving as multi-functional spaces. The green infrastructure also comprises areas of surface water attenuation.

All houses are proposed to have private rear gardens, with many of the units also being sited in very  ...  view the full minutes text for item 64.

Report of the Assistant Director (Planning) for the erection of a single storey and part two storey rear extension following the demolition of the existing conservatory. The proposal also includes new openings and alterations to first floor side elevation windows on flank walls of the original dwelling. 

Report of the Assistant Director (Planning) for the erection of two storey and single storey rear extension following the demolition of an existing conservatory.

The proposal also includes new and alterations to fenestration on the flank wall.

This planning application is presented to DMC because it was called in by Councillor B. Fitzsimons and Councillor L. Musk as it was considered that the proposal would be of an overbearing size and would impact on the immediate adjoining neighbours and the wider neighbourhood.

The application was advertised by means of neighbour notification letters. One objection was received, and the comments or objections are published in full on the council's website.

The site lies within Welwyn Garden City as designated in the Welwyn Hatfield District Plan, and it is also within the Estate Management Scheme.

The planning application benefits from a rear conservatory, which is approximately 3.8 metres in depth and will be demolished to allow the erection of the rear extension on the ground floor. This element of the proposal would span across the entire width of the dwelling, and it would measure approximately 3.5 metres in depth and about 3 metres in height, which is not considered to be excessive in size and scale. It would not result in a cramped form of development within its site.

Although small in scale No. 7 Robin Mead benefits from a single storey rear extension, which is approximately 8.1 metres in depth. It is therefore considered that the single storey element of the proposal would not appear unduly dominant on this neighbouring property.

In terms of the two-storey rear extension, its flank wall would be approximately 1 metre from the boundary of No. 52 Lumbards. Therefore, this proposed extension would extend by approximately one third of the depth of the original building, although the proposal would not be set down from the existing roof ridge.

Whilst the proposal does not fully comply with the council's Supplementary Design Guidance, each case must be assessed on its own merits. The two-storey element would be set in from the common boundary with No. 7 Robin Mead by approximately 3.3 metres. Moreover, the two-storey rear extension would not be highly visible on the street scene.

The proposed roof design would match and correspond with that of the host dwelling. It is therefore considered that the proposed two storey extension would not appear unduly dominant or cause harm to the character and appearance of the host dwelling and the surrounding area.

The proposed development would be finished in matching materials to the existing dwelling, therefore subject to a planning condition to secure this, the proposal is considered to be acceptable. Overall, it is considered that the design of the proposed extension would respect and relate to the existing dwelling and the character of the area in accordance with the relevant development plan policies and the NPP.

Due to the location of the proposed works, the neighbouring occupiers which are the most likely to be affected by the proposal  ...  view the full minutes text for item 65.

Report of the Assistant Director (Planning) on Appeal Decisions 02/02/2023 to 27/02/2023.

Report of the Assistant Director (Planning) detailing recent appeal decisions for the period 2 February 2023 to 27 February 2023.

Members said they had heard that the applicants for 23-25 Station Road, Digswell are appealing the against non-determination of an application that is due to be presented to the next planning meeting. Officers said it had been proposed to bring this to committee, but it is the applicant’s option to appeal non determination if they wanted to.

RESOLVED:

Members noted the content of the report.

Report of the Assistant Director (Planning).

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

Officers said that in the new municipal year this item will be presented to the committee in a more easily readable format, focusing on the applications to come forward over the next couple of months.

Officers confirmed that meetings of DMC will not take place during the pre-election period.

RESOLVED:

Members noted the content of the report.