Agenda item

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

Report of the Corporate Director (Public Protection, Planning and Governance) on the part retention of ground floor and basement level retail and retail storage (A1 use) with the first floor converted and extended from retail storage (A1 use) for four storeys of 47 no student flats (C2 use) and associated ground floor cycle and refuse storage.

The application site is located within the centre of Hatfield between the pedestrianised street known as Town Centre and the private road known as Dog Kennel Lane.

The subject building is located to the western end of the Town Centre.  It is two-storeys in height with a flat roof and features three existing shop fronts at ground floor level and a large lean-to canopy extending out from the building.  Above the canopy, the front elevation is windowless and finished in patterned facing brick.  Servicing access is to the rear of the building via Dog Kennel Lane.

Adjoining the application site to the west is a building of similar scale in retail use and beyond this is a large ASDA supermarket. To the immediate east is a three storey building with flats at first floor level and within the mansard roof.  A four storey building with a flat roof faces the application site and this host retail units at ground floor with flats above.

This application is presented to the Development Management Committee because Hatfield Town Council have submitted a Major Objection.

Hatfield Town Council have raised a major objection to the proposed development for the reasons set out below:

“As previously objected by Hatfield Town Council. Over development of site and concerns regarding car parking. In agreement with Welwyn Hatfield Borough Council previous reasons for refused application.”

Mr. N.Husband, Agent, spoke for the application saying that the character of the town centre has changed rapidly and the buildings built in the 1970’s are largely redundant and there are three floors that are largely empty. The upper floors are completely empty. Approval has been gained for residential use. There is a demonstrable lack of student accommodation identified through reports and local agencies. There are 176000 students’ full-time students and the flats are located relatively close to the campus and students would be within walking and cycling distance. The applicant had worked closely with planning officers to find a sensible and workable solution.

Councillor M.Eames-Petersen, Hatfield Town Council, spoke against the application saying that Hatfield Town Council have registered a strong objection mainly because it is very similar to the application of 2018 and the building is incongruous to the buildings around it as it is taller. It would look into the windows of the buildings opposite and block out the daylight of existing residential buildings. There are concerns over the lack of car parking. The University of Hertfordshire have vacancies in their own halls of residence and this accommodation is not very close to the University.

Following discussion, it was proposed and seconded by Councillors S.Elam and D.Richardson and

RESOLVED:

(7 in favour, 6 against)

That planning permission be APPROVED subject to the conditions as set out in report including S106. Officer’s recommendation included amendments to condition 7 to read;

Notwithstanding the provisions of Article 3 of the Town and Country Planning (Use Classes  Order 1987 and Schedule 2 of the Town and Country Planning  (General Permitted Development) (England) Order 2015 (or any orders revoking or re-enacting these Orders) this permission shall only permit the use of the student accommodation block as student residences and for no other purpose.