Agenda item

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

Report of the Corporate Director (Public Protection, Planning and Governance) on the planning permission to demolish the existing buildings. The replacement would be a building arranged into four blocks connected by external terraces and staircases. The replacement building would range from 2 storeys to 3 storeys providing 43 temporary accommodation units for families and individual households, a staff office, children play area, associated landscaping and amenity space.

The Officer stated that the development will be 100% affordable housing being a contemporary addition, in design, to the area and is in a sustainable location. All objections to the proposal had been received, the officer commented that the change is not unacceptable.

Mr D. Bangs, spoke on behalf of the applicant, stated the council has a statutory duty to provide housing for those in need. The height of the development had been reduced to prevent overlooking with the flats near other properties having visual screens to prevent overlooking. There will be 24hr CCTV to deter anti-social behaviour, residents would be subject to a 28-day contract clause. If they break the agreement of no anti-social behaviour they will be removed from the premise. Construction of the site will be sensitive to the surrounding properties. All trees on the site will be protected and more will be added. Cycle provisions have been added at the first floor.

Cllr M. Eames Petersen, Town Councillor, welcomes affordable housing however objects to this development. The main objection is against a loss of community for elderly residents in the town, a local community centre is nearby the site and thinks that it is unfair on elderly residents to take homes away. Points were raised over the quantity of those living on the site, currently council residents live there and fears that the new development will reduce the number of those living there if the houses are single occupancy. Not sure on the viability of the site as issues with similar schemes in Hatfield. 

The Chair asked for clarification if sheltered accommodation was being lost to temporary accommodation. The Officers were aware of the change of land use, it was stated that the former use of for the elderly ended some years ago and the occupants moved. The site is currently being used as temporary accommodation. The officer stated that the current housing is not fit for purpose, so the redevelopment is not a loss.

There was support from members for the development of the site.

Members commented on the height of the proposal being 3 storeys and raised on an embankment. Members were sympathetic to the neighbours of the site so wanted conditions on hours of construction operation on the site and overnight lighting. The officers agreed these concerns could be addressed by the inclusion of additional provisions to condition one and environmental health colleagues could be consulted in relation to details proposed by the applicant. The officer stated that the height of the building will not change despite the development going from 2 storeys to 3 storeys as the new development has a flat roof, the orientation of the building design is to limit the impact on neighbours. The officers reiterated that there will be visual privacy screens to block views of adjacent properties.

Members commented on the location of parking provisions and the lack of compliance with the council’s own guidance. The officer stated that the parking spaces are below two of the buildings. Furthermore, the site is limited in size and the applicant wanted to balance parking and outdoor space. The officer stated a transport assessment was conducted and compared with a similar development, and the provision at this development is higher. The officer stated that the council does not have parking guidance for the type of development. The site is near Hatfield town centre and there is a bus and cycle route nearby.

Additional comments were made in relation to the proposed location of bin stores. The officer stated there are two bin stores on the development and there have been no objections raised and there will be contribution made for recycling and refuse. 

Member commented on where residents’ belongings go and whether the site is managed. The officer stated there will be a site officer to help supervise and the site will be carefully managed.

The Chair gave an overview of the main points raised throughout the discussion.

Following discussion, it was proposed and seconded by Councillors L. Musk and P. Zukowskyj

          RESOLVED:

          (12 in favour and 1 against)

Subject to conditions and Section 106 agreement as set out in officer report with additional requirements to be incorporated into Condition 1 requiring details of construction hours and any overnight lighting associated with construction to be submitted to and agreed by the Local Planning Authority prior to commencement of development.