Agenda item

Demolition of existing outbuildings; subdivision of the site and construction of five two-storey residential dwellings including parking, landscaping, cycle and refuse storage at Land Rear of 219 New Road, Croxley Green, Rickmansworth.

Recommendation: that following the completion of a S106 agreement to secure a financial contribution toward affordable housing, planning permission be granted.

Councillor Cooper, being absent from the meeting room for part of the item, did not participate in the debate or vote on this application.

The application was for demolition of existing outbuildings; subdivision of the site and construction of five two-storey residential dwellings including parking, landscaping, cycle and refuse storage at Land Rear of 219 New Road, Croxley Green, Rickmansworth.

The Planning Officer reported that the recommendation for approval shown in the report required the addition of provision for the amendment of the existing Traffic Regulation Order to prevent future occupiers from obtaining parking permits within the Controlled Parking Zone.

Parish Councillor Andrew Gallagher of Croxley Green Parish Council and a local resident spoke against the application.  The agent spoke in favour of the application.

Committee Members asked questions about the detail of the application which were responded to by officers.  The Committee’s discussions included the following:

·       In response to points made by those speaking against the application, the Planning Officer responded that the relevant policies in the Croxley Green Neighbourhood Plan were the HO policies (relating to meeting housing need) and RE policies (relating to the loss of employment use).  The officer’s assessment of compliance with both sets of policies was addressed within the report.  There had been no objection to the proposal in relation to parking provision from Three Rivers District Council as the parking authority, or from Hertfordshire Highways on highways grounds or access.   Cycle spaces were included in the scheme, and the parking spaces were compliant in terms of size.  Hertfordshire County Council was also satisfied with the size of the turning area and access.

·       The siting of the bin storage was within recommended walking distance for waste collection operatives. The Council’s Environmental Protection team had confirmed that the waste collection arrangements were satisfactory regardless of whether the bins were stationed at the bin storage on collection day or brought to the edge of the highway.

·       A Committee Member commented that the amenity space for each proposed dwelling was very small.  Officers considered that this was mitigated by the site’s location close to the Barton Way Play Area and fields.  In response to a question about the route and distance between the two, clarification was given that it would involve a circa 300m walk.  The boundary to the rear of the development, facing towards the play area and fields, was solid fence; addition of gates to facilitate pedestrian access to the play area and fields would require consent either from the Council or the landowner.  It was suggested that this should be communicated to the applicant by way of an informative should planning permission be granted.

·       A Committee Member welcomed the reduction in the density of the development from 7 dwellings to 5 but raised concern that the revised proposal may still represent overdevelopment of the site.  Further comment was made about the design of the development, which was considered to be out of character with the surrounding area.

·       A Committee Member commented that the parking standard for a development of the proposed size would be at least 10, where the proposal under consideration offered only 6.  Notwithstanding that the parking authority was satisfied with this shortfall, the Member expressed concern that it offered the potential to cause parking issues.  Officers responded that based on the level of parking provided and the sustainability of the location, it was considered on balance to be acceptable.  In the event that planning permission were granted, there would be a restriction on future occupiers applying for parking permits within the Controlled Parking Zone.

·       Several Committee Members objected to the proposal for an electric gate across the vehicular access point from New Road, thereby creating a separation from the wider community.  A Member commented that inclusion of the gate would be contrary to the Croxley Green Neighbourhood Plan.

·       A Committee Member recommended that, due to the paucity of amenity space, in the event that planning permission were granted condition 13 should be amended to include Class E so as to remove permitted development rights for future outbuildings.

Councillor Gazzard moved, and Councillor Whately-Smith seconded, that the application be deferred to seek amended plans to remove the vehicular gate.  In the event the applicant agreed to its removal, the application should be delegated to the Head of Regulatory Services to grant planning permission subject to (i) the addition of conditions relating to the removal of Class E Permitted Development rights and Part 2 Class A rights (means of enclosure); (ii) to secure the restriction on parking permits for future occupants and financial contribution towards an amendment to the Traffic Regulation Order (TRO) via a Section 106 agreement; and (iii) completion of a Section 106 agreement securing the affordable housing contribution and parking permit controls / TRO.  In the event the applicant did not agree to removal of the vehicular gate, the application should be presented to a future Planning Committee meeting for determination.

On being put to the vote this was carried, the voting being 5 in favour, 4 against, 0 abstentions.

RESOLVED: that that the application be deferred to seek amended plans to remove the vehicular gate.  In the event the applicant agrees to its removal, the application shall be delegated to the Head of Regulatory Services to grant planning permission subject to (i) the addition of conditions relating to the removal of Class E Permitted Development rights and Part 2 Class A rights (means of enclosure); (ii) to secure the restriction on parking permits for future occupants and financial contribution towards an amendment to the Traffic Regulation Order (TRO) via a Section 106 agreement; and (iii) completion of a Section 106 agreement securing the affordable housing contribution and parking permit controls / TRO.  In the event the applicant does not agree to removal of the vehicular gate, the application shall be presented to a future Planning Committee meeting for determination.