Agenda item

Report of the Head of Planning.

Report of the Head of Planning on the erection of a part three storey/part four storey flat roof building containing 12 flats (nine 1-beds and three 2-beds) and associated works. Pedestrian and vehicular access to the building would be taken from The Meadway at two separate points and the existing access from Station Road would be closed off. A 12-space surface level car park would be provided on-site as well as a secure cycle and refuse/recycling store adjacent to the vehicular access.

Councillor Bob Stubbs, spoke on behalf of Northaw and Cuffley Parish Council, stating that the Parish Council did not object to residential development at this site or the flat roof design. The key objections had been the design, including the height and the carpark. The proposed 4 storeys led to a roof garden and the design was unsympathetic, and out of context and character to the surrounding buildings that vary in styles but maintained a traditional look. The Parish council felt that parking on the proposed development was insufficient to the area as it would not accommodate households with two cars or provide parking for visitors or deliveries to the site.

Members discussed concerns raised by local residents about the potential for the land to be contaminated, as a previous function of the site was believed to be a fuel station. Members stated that fuel leakages could be dangerous and building works on the site could cause greater contamination to aquifers.  The recommended ‘unexpected finds’ condition was not considered sufficient.  Officers stated that the Council’s Public Health & Protection Officers had been consulted in this regard and the Council’s database on contaminated land did not show signs of potential contamination at the site.  However, having regard to the comments received and for the avoidance of doubt, it was agreed that the condition could be varied to require testing or at least a desktop study prior to commencement.

Members asked whether piling construction would be used and whether the Environment Agency had been informed. Officers stated that piled foundations would likely be used and noted that whilst the Environmental Agency gave no response when consulted on the application, the use of piling was not known when they had been written to. Member asked for a condition to be added which would allow further consultation to take place on the piling construction approach to protect the aquifer. The Legal advisor agreed that this could be done via a condition.

Members discussed the height of the building. Officers stated that building is 3 to 4 storeys with the tallest section being the stairwell. The design also had a flat roof and would be stepped to reduce the visual impact of the development.

Members raised parking policy and standards for new developments, and in particular whether there was any disabled parking proposed for the new development. Officers stated the site was deemed to be sustainable as the bus and train stations were nearby, alongside other parking facilities. The residential streets surrounding the site also benefited from parking restrictions and there was a lack of parking stress on residential streets.

Members asked whether the development had included electric vehicle (EV) charging facilities and whether more EV charge points will be added to the roads. Officers confirmed that each parking space would be fitted with EV charging capabilities.

Members discussed the design of the development, with mixed views expressed on the aesthetics. Officers stated the development was not overbearing and far away from the neighbouring bungalow, and that there would be suitable landscaping. Members noted that there was a mix of design style in the immediate area.

The Chair gave an overview of the main points raised throughout the discussion and concerns raised could be secured by condition.

Following discussion, it was proposed and seconded by Councillors R. Trigg and A. Hellyer to accept the Officers recommendation to grant planning permission with conditions proposed in the report and identified by Members 

RESOLVED:

          (Unanimous in Favour)

Subject to conditions set out in the officer report and

a)    Contaminated land testing prior to commencement of development;

b)    Piling methodology prior to commencement of development to ensure protection of aquifers.