Agenda and minutes

Development Management Committee
Thursday 10th October 2019 7.30 pm

Venue: Council Chamber, Council Offices, The Campus, Welwyn Garden City, Herts, AL8 6AE

Contact: Sharon Keenlyside 

Items
No. Item

49.

APOLOGIES

Minutes:

Apologies for absence were received from Councillor S.Boulton, S.Kasumu and J.Ranshaw.

50.

SUBSTITUTIONS

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

Minutes:

The following substitutions of Committee Members had been made in accordance with Council Procedure Rules:

 

Councillor C.Juggins for Councillor S.Boulton

Councillor R.Lass for Councillor S.Kasumu

Councillor P.Zukowskyj for Councillor J.Ranshaw.

51.

MINUTES

To confirm as a correct record the Minutes of the meeting held on 5 September 2019 (previously circulated).

Minutes:

The Minutes of the meeting held on 5 September 2019 were approved as a correct record and signed by the Chairman.

52.

DECLARATIONS OF INTEREST BY MEMBERS

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

Minutes:

Councillor J.Broach, as Ward Councillor, had called in the application, Item 6 on the agenda – 1 Roe Green Close, Hatfield, AL10 9PD – 6/2019/1699/FULL – Erection of 8 flats and creation of car parking and amenity space following demolition of existing dwelling house and Item 7 on the agenda – 16 Roe Green Close, Hatfield AL10 9PE – 6/2019/1718/HOUSE – Erection of Single Storey Front and Side Extension and Part Single, Part Two Storey Rear Extension. Councillor J.Broach confirmed he would withdraw from the meeting for the duration of the item and not take part in the debate or vote.

 

Councillor P.Zukowskyj declared non-pecuniary interests in Items on the Agenda as appropriate by virtue of being a Member of Hertfordshire County Council.

 

Councillor P.Zukowskyj, as Ward Councillor, had called in the application Item 9 on the agenda – The Ashley Wilde Group, Emmanuel House, Travellers Close, Hatfield – 6/2019/1838/FULL – Erection of an Enclosed Storage Area and Item 10 on the agenda, The Ashley Wilde Group, Emmanuel House, Travellers Close, Hatfield – 6/2019/1851/VAR- Retention of Portakabin installed at First Floor over Existing with Associated Balcony and Enclosed Staircase Structure. Councillor P. Zukowskyj confirmed he would withdraw from the meeting for the duration of the item and not take part in the item or vote.

53.

1 ROE GREEN CLOSE, HATFIELD, AL10 9PD - 6/2019/1699/FULL - ERECTION OF 8 FLATS AND CREATION OF CAR PARKING AND AMENITY SPACE FOLLOWING DEMOLITION OF EXISTING DWELLINGHOUSE pdf icon PDF 592 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) on the erection of 8 flats and creation of car parking and amenity space following demolition of existing dwelling house.

 

The application site was located on the north side of Roe Green Close at the junction with College Lane. Roe Green Close formed a wider residential loop of properties featuring predominantly two storey dwellings with a number of bungalows set back from the highway behind grass frontages with consistent spacing between them.

 

College Lane was also a residential road which ran alongside the application site to the west. The University of Hertfordshire College Lane campus was located approximately 200m to the south. The site was on the edge of the buffer zone to Chalk Mining Area No.10 (Roe Green Dell).

 

The application site was located at the entrance of the estate and comprised a detached bungalow built of brick and tile with front and rear gardens. The dwelling had previously been extended with single storey side and rear additions.

 

This application was presented to the Development Management Committee because a Major Objection had been received from Hatfield Town Council and Councillor J.Broach had called-in the application.

 

Councillor J.Broach: Call-in submitted with the following comments:-

 

“I would like to call this application in as it is incredibly similar to the one recently refused by committee, and subsequently dismissed on appeal. My reasons are summarised below:

 

The proposal would be a substantial change in design, and runs the risk of giving the impression of being overbearing and overlooking to No. 3. I would therefore argue that this proposal constitutes overdevelopment, as per policy D2 of the Welwyn Hatfield District Plan 2005 and also the Supplementary Design Guidance 2005.

 

I would also say this proposal contravenes item 71b of the NPPF, which states that new homes should be proportionate in size to existing settlements.

 

Turning to amenity space – with the mixture of double and single rooms in the flats, there is space for up to 20 people to reside in this development – an awfully high number to cram into the site of what is currently a family home. 

 

Given the absolutely tiny garden space that has been provided on this proposal, I would argue that the applicant has failed in his duty to provide sufficient amenity space to potential residents of this proposal – which is a requirement in item 127f of the NPPF, which states that a high standard of amenity must be provided to users.

 

Looking at the design of the parking that has been provided, I would ask if a car reversing out of spaces 9-11 will actually be able to make a turn if spaces 5-8 are occupied? If not, this leaves a lengthy and potentially dangerous reversing manoeuvre of the users of spaces 9-11, and as such represents a poor standard of design.

 

I also note that parking space no 5 is directly next to the window of bedroom 2 of unit 2. Our planning  ...  view the full minutes text for item 53.

54.

16 ROE GREEN CLOSE, HATFIELD, AL10 9PE - 6/2019/1718/HOUSE - ERECTION OF SINGLE STOREY FRONT AND SIDE EXTENSION AND PART SINGLE, PART TWO STOREY REAR EXTENSION pdf icon PDF 380 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) on the erection of single storey front and side extension and part single, part two storey rear extension.

 

The application site was located on the south east side of Roe Green Close which formed a wider residential loop of properties. The application property was one of a row of similar link detached two storey dwellings in a staggered formation.

 

The site comprised a two storey four bedroom link-detached dwelling with an attached garage and utility room. The site benefitted from front and rear gardens with on-site car parking for two cars.

 

This application was presented to the Development Management Committee because Hatfield Town Council had submitted a Major Objection and Councillor J.Broach had called-in the application.

 

A representation was received from Rt Hon Grant Shapps MP on 16 September on behalf of 18 and 41 Roe Green Close requesting if the following comment could be considered as part of the application:

 

“Amongst their concerns were issues surrounding the effect on the neighbouring properties and their natural sunlight, the large increase to the original building footprint, and parking in an area that already struggles with capacity. They both further highlighted concern that the property would be used as an HMO, which would go against a covenant stating the houses not be used for lodgings, as well as disrupting a quiet, family-oriented road.”

 

Councillor J.Broach: Call-in submitted with the following comments:

 

“I would like to call this application in to DMC, on the grounds that it looks very similar to the application that was recently refused by committee, and that it in my view represents overdevelopment of the site due to the cumulative size and bulk of the proposed additions, and runs the risk of being overbearing to the immediate neighbours. I’m happy for this to be refused under delegated powers should this be the officer’s recommendation.”

 

Hatfield Town Council – Major Objection submitted with the following comment:

 

“The Committee felt this was an over development of the site”.

 

Late representation was received in support of the application.

 

Mr Lucas spoke as an objector saying that the development would affect parking and the build was not in character with other properties in the area. The development would overshadow neighbouring properties.

 

Ward Councillor J.Broach spoke against the application, on the grounds that it was an enormous building, completely out of keeping with the character of the area and overbearing to immediate neighbours.

 

(Note: Councillor J.Broach declared an interest and withdrew for this item – minute 52 refers).

 

Following discussion, it was proposed to refuse planning permission and seconded by Councillors P.Hebden and F.Marsh and

RESOLVED:

(Voting for 9 and 3 against)

 

That, notwithstanding the Officer recommendation for approval, planning permission be REFUSED for the following reasons:-

 

REASON:  By virtue of the increased footprint the resulting proposal would be out of keeping with the character and appearance of the area and would have an overbearing impact on neighbouring occupiers contrary to  ...  view the full minutes text for item 54.

55.

NORTHAW HOUSE, COOPERS LANE, NORTHAW, EN6 4NG - 6/2019/0217/MAJ - CONVERSION OF NORTHAW HOUSE TO FORM 11 APARTMENTS (INCLUDING REFURBISHMENT OF EXISTING SINGLE CARETAKER'S FLAT) AND UNDERGROUND PARKING AREA, THE BALLROOM WING TO FORM 2 DWELLINGS, THE STABLE BLOCK TO FORM 1 DWELLING, REFURBISHMENT OF EXISTING DWELLING AT OAK COTTAGE, 3 DWELLINGS WITHIN THE WALLED GARDEN, 7 DWELLINGS WITHIN THE SETTLEMENT AREA, REFURBISHMENT OF THE WALLED GARDEN, REFURBISHMENT OF ACCESS ROUTES AND REINSTATEMENT OF OLD ROUTE, PROVISION OF HARD AND SOFT LANDSCAPING, CAR PARKING AND SUPPORTING INFRASTRUCTURE pdf icon PDF 573 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) on the conversion of Northaw House to form 11 apartments (including refurbishment of existing single caretaker’s flat) and underground parking area, the ballroom wing to form 2 dwellings, the stable block to form 1 dwelling, refurbishment of existing dwelling at Oak Cottage, 3 dwellings within the walled garden, 7 dwellings within the settlement area, refurbishment of the walled garden, refurbishment of access routes and reinstatement of old route, provision of hard and soft landscaping, car parking and supporting infrastructure.

 

The site consisted of a block of land of some 10.5 hectares with the eastern boundary abutting the Conservation Area of Northaw. The local area was characterised by mature woodland, but Northaw House was located on a small ridge, and therefore enjoyed extensive views, in particular to the east across the valley of the Cuffley Brook.

 

Northaw House (including the Main House, West Wing, Ballroom Wing and Conservatory) and the Stable Block are separately listed Grade II buildings. Northaw House was built in the Post-Restoration style in 1698 with two-storey painted brickwork elevations over a basement, and was seven bays wide, with a three bay pediment and three sets of quoins on the front elevation. The second floor was set within a mansard roof. The house was much extended and embellished during the 18th and 19th centuries. Later additions included the West Wing, Ballroom Wing, Porch and Conservatory. The two-storey Stable Block was built in the mid-late 18th century in red brick with a slate roof and a domed turret in the centre of the roof. The curtilage included a number of buildings and a walled garden.

 

Northaw House was listed Grade II in 1972. There were informal grounds to the front and rear of the building, and which flanked the present entrance driveway, from Coopers Lane to the west. The main façade of the house could be seen from Judges Hill to the north, on the top of the rise. Within the grounds there were a number of outbuildings, which included a gardener’s cottage (Oak Cottage), a substantial walled garden and, to the east, a stable building which was listed Grade II in its own right.

 

This application was presented to the Development Management Committee because it had been advertised as a departure from the development plan and Northaw and Cuffley Parish Council had submitted a Major Objection.

 

Northaw and Cuffley Parish Council had raised a major objection to the proposed development for the reasons set out below:-

 

“The publicly available viability assessment is not sufficiently detailed to enable third parties to be in a position to make a judgement as to whether the extent of enabling development is reasonable. Whilst it is recognised that the parties to that assessment are proven professionals, the global figures in the published document are insufficient to enable third parties to take an informed view. The siting and design of the proposals within the walled garden and the settlement area are incongruous and  ...  view the full minutes text for item 55.

56.

THE ASHLEY WILDE GROUP, EMMANUEL HOUSE, TRAVELLERS CLOSE, HATFIELD, AL9 7LD - 6/2019/1838/FULL - ERECTION OF AN ENCLOSED STORAGE AREA (RETROSPECTIVE) pdf icon PDF 349 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) on the erection of an enclosed storage area (retrospective).

 

The application site was located within Welham Green and the Travellers Lane Industrial Estate – an Employment Area as designated in the Welwyn Hatfield District Plan 2005. 

 

The site included a single storey pre-fabricated workshop building and an attached enclosed store situated to the south-west corner of a large commercial site (outlined in blue on the sublimed site location plan).  The site was occupied by The Ashley Wilde Group – a textile company which manufactured furnishing fabrics and home décor products.

 

Councillor P.Zukowskyj had called-in this application on the following grounds:

 

“A particularly sensitive issue and one that raises unusual planning issues (it is not usual to have two separate retrospective applications submitted virtually simultaneously for what is developments on a contiguous concrete pad).”

 

North Mymms Parish Council – Objection with comments summarised below:

 

      Too close and obtrusive to residents backing onto the site

      Inadequate space to allow for screening to adjacent residents

 

Ward Councillor, P.Zukowskyj, spoke against the application presenting the objection that it was an unnecessary development that did not provide effective accommodation and was of poor design.

 

(Note:  Councillor P.Zukowskyj declared an interest and withdrew for this item – minute 52 refers).

 

Following discussion, it was proposed and seconded by Councillors

J.Broach and C.Juggins and

 

RESOLVED:

(unanimous)

 

That planning permission be APPROVED subject to the conditions as set out in report.

57.

THE ASHLEY WILDE GROUP, EMMANUEL HOUSE, TRAVELLERS CLOSE, HATFIELD, AL9 7LD - 6/2019/1185/FULL - RETENTION OF PORTAKABIN INSTALLED AT FIRST FLOOR OVER EXISTING WITH ASSOCIATED BALCONY AND ENCLOSED STAIRCASE STRUCTURE pdf icon PDF 300 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) on the retention of portakabin installed at first floor over existing with associated balcony and enclosed staircase structure.

 

The application site was located within Welham Green and the Travellers Lane Industrial Estate – an Employment Area as designated in the Welwyn Hatfield District Plan 2005. 

 

The site comprised of a large warehouse building and other associated buildings occupied by The Ashley Wilde Group – a textile company which manufactured furnishing fabrics and home décor products.

 

Bounding the site to its north, south and east side were other warehousing and industrial units.  The rear gardens of residential properties along Puttocks Drive backed onto the site’s western boundary.

 

Councillor J.Caliskan had called-in this application.  The reasons for call-in was summarised as follows:

 

      Application had attracted an unusually high level of public interest

      Loss of visual amenity for residents of Puttocks Drive

      Loss of privacy from windows on Portakabin

 

Councillor P.Zukowskyj had called-in this application.  The reason for call-in was stated as follows:

 

      Development adversely affected the amenity and privacy of the rear gardens and rear living spaces for a number of residents of neighbouring houses

 

North Mymms Parish Council – Objection with comments summarised below:

 

      Loss of privacy of the rear gardens and living spaces of neighbouring residential properties

 

Late representation was received in support of the application.

 

J.Dutton spoke as an objector on the grounds that the portakabin affected the neighbours amenity and privacy and it was a departure from the ground floor design of the other buildings from the 1960’s.

 

Ward Councillor, P.Zukowskyj, spoke against the application on the grounds that the neighbouring properties were overlooked and the portakabin did not deliver on the Council’s design policies.

 

(Note:  Councillor P.Zukowskyj declared an interest and withdrew for this item – minute 52 refers).

 

Following discussion, it was proposed to refuse planning permission and seconded by Councillors P.Hebden and S.Elam and

 

RESOLVED:

(7 voting for and 5 against)

 

That, notwithstanding the Officer recommendation for approval, planning permission be REFUSED for the following reasons:-

 

REASON: The proposed development is an incongruous addition, which is not of a good standard of design and does not respect and relate to the character of the area. Accordingly, the development is not high quality and is contrary to Policies D1 and D2 of the Welwyn Hatfield District Plan, the Council’s Supplementary Design Guidance, Policy SP9 of the Draft Local Plan Proposed Submission and the National Planning Policy Framework.

58.

THE HOLDINGS, COLE GREEN LANE, WELWYN GARDEN CITY, AL7 4AL - 6/2019/1851/VAR - REMOVAL OF CONDITIONS 19 (HOURS OF OPERATION OF MACHINERY) AND 20 (TIMES OF DELIVERIES) ON PLANNING PERMISSION 6/2018/2726/MAJ pdf icon PDF 449 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Additional documents:

Minutes:

RESOLVED:

 

That this item be withdrawn from the Agenda to be heard at a future meeting.

59.

ROYAL VETERINARY COLLEGE, HAWKSHEAD LANE, NORTH MYMMS, AL9 7TA - 6/2019/0464/FULL - INSTALLATION OF 8 FLOODLIGHTS AT THE EQUINE LUNGE ARENA pdf icon PDF 415 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) on the installation of 8 floodlights at the equine lunge arena.

 

The Royal Veterinary College (RVC) was a long established veterinary college where veterinary medical and nursing students and specialists (in training) undertook their learning. The RVC was split into two main campuses - Camden (Central London) and North Mymms (Welwyn Hatfield). The campus in North Mymms, which was known as the Hawkshead Campus, was to the south west of Brookmans Park. The RVC also owned substantial areas of farmland around the campus.

 

The Hawkshead Campus accommodated clinical and research facilities as well as a substantial portion of the RVC’s administrative functions. The site also included halls of residence and supporting domestic, social and (indoor and outdoor) sporting facilities. The application site was located at the eastern edge of the existing campus and was currently occupied by an equine lunge arena.

 

This application was presented to the Development Management Committee because it had been advertised as a departure from the development plan and because a Major Objection had been received from North Mymms Parish Council.

 

North Mymms Parish Council had submitted the following Major Objection:

 

“NMPC majorly object to this application on the grounds that the lighting will be obvious and intrusive and will therefore not meet environmental objectives and be out of keeping with the character of the countryside location and will affect the openness of the green belt. This is a greenbelt site and is for lighting which will be visible from Hawkshead Lane, the railway and across the valley of Brookmans Park. The floodlights will not prevent spread of illumination below their 8m height so the surrounding area will be apparent particularly when it is dark or dusk. It cannot be acceptable for illumination to occur very late at night or just because visibility is bad. Who determines this? The lighting in this location should be limited to small periods of time and up to no later than 10pm. There must also be an environmental impact on wildlife when high levels of illumination occur”.

 

P.Comerford, applicant, spoke for the application and said that the equine lunge area sat in line with the main building, screened by trees and was not in an underdeveloped section of Green Belt. The lighting would provide better outcomes for horses in their care and the lack of this facility threatened the international accreditation of the Veterinary College.

 

North Mymms Parish Councillor, J.Boulton, spoke against the application, presenting the Parish Council’s objection that it was an elevated site that would be visible to residents, road and rail users, particularly in the Winter. It was an inappropriate development on Green Belt and would cause light pollution.

 

Following discussion, it was proposed and seconded by Councillors J.Broach and A.Chesterman and

 

RESOLVED:

(unanimous)

 

That planning permission be APPROVED subject to the conditions as set out in report.

60.

APPEAL DECISIONS pdf icon PDF 125 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) detailing recent appeal decisions for the period 16 August to 19 September 2019.

 

RESOLVED:

 

That appeal decisions during the period 16 August to 19 September 2019 be noted.

61.

PLANNING UPDATE - FUTURE PLANNING APPLICATIONS pdf icon PDF 169 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Additional documents:

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) providing the Committee with a summary of planning applications that might be presented over the next one or two months.  Members noted that if the call-in or application was withdrawn, the item would not be presented to the Committee.

 

RESOLVED:

 

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