Issue - meetings

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER    

Proposed residential development for 48 dwellings comprising 30 apartments, 14 two storey flats and 4 houses with associated vehicle and cycle parking, open space, access and ancillary works following demolition of existing buildings (as amended by plans and documents received 10th March and 19th May 2023.)

RESOLVED: That application 22/02628/FP be GRANTED planning permission subject to the completion of a satisfactory Planning Obligation, with the applicant agreeing to extend the statutory period in order to complete the agreement if required and the reasons and conditions set out in the report of the Development and Conservation Manager with amended conditions 6, 7 and 9, and an addition to informative 5.

“Condition 6:

Before commencement of the highways works and landscaping works relating to this development, additional plans shall be submitted and approved in writing by the Local Planning Authority which show the provision of pedestrian dropped kerbs and tactile paving across the site at all key junction points / pedestrian desire lines.  The works shall be implemented as approved by this plan before first occupation.

Reason: So that all users of the development can safely, conveniently, and sustainably walk and wheel access the site, in compliance with paragraphs 110-112 of the NPPF, and Inclusive Mobility 2022.

Condition 7:

No dwelling forming part of the development shall be occupied until the bus stop along Westmill Road (120 metres south of Freemans Close) has been upgraded. The upgrade shall include build out of the kerbline to the Westmill Road carriageway edge (i.e. removal of the layby) and raised Kassel kerbing. Before first occupation of any part of the development, this work shall be completed.

Reason: To ensure residents and visitors of the development have the realistic option of travelling by local bus routes, and not a reliance on the private motorcar, in accordance with paragraphs 110 - 112 of the NPPF and in accordance with Policy T1 of the North Hertfordshire Local Plan (2011-2031.

Condition 9:

Before the development hereby approved is first occupied, all on site vehicular areas, including internal access roads, forecourts, garages, carports and external parking spaces, shall be accessible, surfaced, marked out and fully completed in accordance with the approved plans.  Arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.

Reason:  So as to ensure satisfactory parking of vehicles outside highway limits and to minimise danger, obstruction, and inconvenience to users of the highway and of the premises.

Informative 5:

A Sustainable Highway improvements/sustainable transport contribution of £24,640 (index linked to SPONS January 2019) is payable by a Planning Obligation.”

Audio recording – 1 hour 45 minutes 28 seconds

N.B Councillor Nigel Mason declared an interest and left the Chamber at 21:09.

The Senior Planning Officer provided an update that:

·       There had been discussions with the applicant regarding the wording of Condition 6 and this would be amended.

·       The applicant agreed to accept amendments to Condition 5.

·       Further amendments were proposed to Condition 6, as well as amendments to Conditions 7 and 9.

·       The Planning Obligation was to be referred to as a Unilateral Undertaking which was a legal deed. Unlike a bilateral S106 agreement these do not have to be entered into by the Local Authority. A Unilateral Undertaking would come into effect when planning permission was granted.

·       The planning permission would then be granted subject to completion of a satisfactory planning obligation with time to extend if required and contain the same Informatives and Conditions as amended as the report. 

The Senior Planning Officer presented the report in respect of application 22/02628/FP supported by a visual presentation consisting of photographs and plans.

The following Members asked points of clarification:

·       Councillor Mick Debenham

·       Councillor David Levett

·       Councillor Steve Jarvis

In response to points of clarification, the Senior Planning Officer stated that:

·       When the application was submitted 36 properties were occupied. 9 properties would be moved to flats in phase 2 and the remaining 27 were temporary lets to the Local Authority.

·       There was a shortfall of parking spaces on the site, however this had been considered by Highways and was deemed acceptable, with the use of on street parking and the expected low level of car owners and was highlighted at 4.3.53 of the report.

·       The Condition 2 mentioned on page 97 of the report was a Highways condition and formed Condition 6 of the report recommendations. 

The Chair invited Mr Richard Burgess to speak against the application. Mr Burgess thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

·       Whilst he had been supportive of Phase 1 and 2 there were several outstanding concerns regarding this application for Phase 3 of the development.

·       There were concerns that the project missed an opportunity by not using photovoltaic cells (PV) on all of the properties.

·       The report from the applicant was vague and stated that they would consider using solar panel at the next stage.

·       There were concerns regarding the housing mix, as 1 bedroom dwellings were not selling and there were demands for family sized homes.

·       The development had originally been 100% social properties this had now changed to just 40%.

·       The application had no consideration for the disruption to the local area during construction or any countermeasures.

·       The parking provisions were not adequate and related to a 2018 survey.

·       The number of parking spaces included in this application kept changing and was vague.

·       It was not clear if the proposed parking spaces took into account larger vehicles.

·       The lack of parking presented a safety hazard, especially to school children.

The Chair thank  ...  view the full minutes text for item 195