Agenda item

25/1020/OUT – Outline planning application for up to 256 homes (C3 use class) (including affordable and self/custom build housing), housing with care (C2 use class), a children's home (for looked after children) (C2 use class) together with associated access (including off-site highway works), parking, open space and landscaping (appearance, layout, landscaping and scale as reserved matters) at Land East of Oxhey Lane, Carpenders Park.

Recommendations:

(1)    that members agree for officers to arrange a site visit prior to this application being presented to Planning Committee for a decision; and

(2)    that the Committee notes the report and is invited to make general comments with regard to the material planning issues raised by the application.

Note: A decision will not be made on this application at this time. The application will be returned to a future committee meeting for determination.

The Committee received a preliminary report on an outline application for up to 256 homes (C3 use class) (including affordable and self/custom build housing), housing with care (C2 use class), a children's home (for looked after children) (C2 use class) together with associated access (including off-site highway works), parking, open space and landscaping (appearance, layout, landscaping and scale as reserved matters) at Land East of Oxhey Lane, Carpenders Park.

The Committee was invited to note the report, comment on any material planning considerations and consider undertaking a site visit.  The application would be brought back to the Committee in due course for determination.  In response to a request, officers confirmed that Committee Members would be provided with a set of plans prior to the site visit.

The Planning Officer reported that one further comment of objection had been received since publication of the officer report.  This had related to matters which were already set out within the report.  The Planning Officer also clarified that paragraph 7.6.14 of the report contained a typing error and should refer to Carpenders Park Railway Station being 1km from the site.

The Committee received a presentation from the Planning Officer providing an overview of the proposal and setting out the context of the site, topography, site access and ownership.

County Councillor Vishal Patel and Councillor Rue Grewal spoke on the proposal.

A local resident spoke against the proposal.

The applicant spoke in favour of the proposal.

Committee Members asked questions about the detail of the development which were responded to by officers.  Members’ comments included the following:

·         In speaking on the proposal, Councillor Grewal had recommended a number of views which would assist Members in properly assessing its impact.  At the request of the Chair, Councillor Grewal undertook to provide a written copy of her comments to the Planning Officer so that Committee Members could be made aware of them prior to the site visit.

·         The issue of whether the site was Green Belt or Grey Belt was a key consideration.  A Committee Member commented that Members should be provided with very clear evidence on this point when the application is brought before the committee for a decision, along with an analysis of the legal opinion of Lord Banner.

·         If the site was assessed to be Grey Belt within the new Green Belt review it would be difficult to refuse the application.  Whilst the strategic parcel had previously been assessed as Green Belt, this comprised only part of the application site.

·         Herts Highways had responded that the impact of trip rates on the transport network was not considered to be significant in terms of capacity or congestion.  A Committee Member questioned how this conclusion had been reached given that the proposal involved 256 new homes and included a care home.  Further information was requested to enable Members to better understand the reasons for Herts Highways’ view.  Another Committee Member commented that there were also other highways issues (for example, in relation to buses / public transport and active travel).  Officers reported that a meeting had recently been held involving Herts Highways, the Council and the applicant to discuss Herts Highways’ response and this had included exploring options in relation to some of the issues mentioned.  Further meetings would continue to be held.

·         The Hertfordshire and West Essex Integrated Care Board had commented that all surgeries were at capacity and had limited ability to accept additional patients.  It was requested that clarity on the details of the deficiency of healthcare provision should be sought, along with information as to which surgeries had been looked at (only Carpenders Park, or did the assessment include South Oxhey and possibly Watford surgeries?).  Further information was also requested about how and where the primary healthcare contribution would be allocated.

·         Thames Water had identified an inability of the foul water network infrastructure to meet the needs of the development and were seeking a condition for foul water upgrades to be completed prior to first occupation.  However, there was no information about how this would work in practice and any associated costs.  The undercapacity of the water network and the implications for the development would need to be fully understood.

·         Watford Rural Parish Council had responded that the only local primary school, St Meryl’s, was already near full.  As it was only one form of entry it would have limited capacity for expansion.  It was requested that further information on how the primary school need arising from the development would be met (including SEN provision) be added.

·         A Committee Member requested the further explanation with regard to flood risk and the objections from the Woodland Trust be included.

·         Section 7.1.46 of the report relating to the sustainability of the site was currently brief, and further detail would be needed regarding the officers’ assessment and the factors which were considered to contribute to the location being considered sustainable.  Comment was made that it would be difficult to consider the site sustainable without there being additional primary school provision.

·         A Committee Member drew attention to the need for the Carpenders Park railway bridge to be widened and requested that consideration be given to seeking a financial contribution to enable this to happen, given the potential impact of additional car journeys should primary pupils need to travel to Woodhall School.

The Chair moved the recommendations in the report, which were agreed unanimously.

RESOLVED: that

(1)    Members agree for officers to arrange a site visit prior to this application being presented to Planning Committee for a decision; and

(2)    the Committee notes the report.