Agenda item

Demolition of existing structures and construction of 96 residential dwellings (Use Class C3), flexible community floorspace (Use Class F), with the provision of an access, vehicle and cycle parking, landscaping, sustainable urban drainage systems and other associated works at Land To The Rear Of Woodlands Cottage, Oxhey Lane, Carpenders Park, Watford.

Recommendation: that authority is delegated to the Head of Regulatory Services to grant planning permission, following completion of a S106 Agreement (securing the Heads of Term set out at 7.21 below including affordable housing provision, travel plan, contributions to infrastructure including education, healthcare and waste infrastructure and monitoring fees) subject to conditions and to make any minor amendments to the Heads of Terms and Planning Conditions in consultation with the Planning Committee Chair.

Councillor Morris left the meeting.

The application was for demolition of existing structures and construction of 96 residential dwellings (Use Class C3), flexible community floorspace (Use Class F), with the provision of an access, vehicle and cycle parking, landscaping, sustainable urban drainage systems and other associated works at Land To The Rear Of Woodlands Cottage, Oxhey Lane, Carpenders Park, Watford.

The Planning Officer reported that amendment was needed to Condition 25 to remove reference to the construction vehicle access as this was covered under separate conditions.  Condition 27 also required a change to refer to plan number WCO_006 P05 only.

A speaker on behalf of Carpenders Park Residents’ Association spoke against the application.

The applicant spoke in favour of the application.

Points raised by the speaker against the application included: the site was considered to be Green Belt and not Grey Belt, and to be of fundamental importance to the wider Green Belt; the proposal was considered to be inappropriate development in the Green Belt without Very Special Circumstances to outweigh the harm; there was a significant parking shortfall; the nearest station was a 23 minute walk away with only one bus per hour on Oxhey Lane so that the development would be car dependent and therefore unsustainable; amenity space was below standards; the amount of affordable housing had been significantly reduced; there was a lack of healthcare facilities; and the water infrastructure would not be able to cope with the development leading to a high risk of surface water.

Points raised by the speaker in favour of the application included: engagement had taken place with the community and stakeholders as part of the design process in order to understand the local need and provide benefit to the community; further improvements for pedestrians and cyclists had been incorporated following the consideration of the preliminary report and holding objections from Herts Highways and the LFFA had been removed; the site was sustainable, with access to doctors, dentists and two train stations; the site was considered to be Grey Belt and not Green Belt and to meet the ‘Golden Rules’; the proposal would provide much needed housing; other benefits included rejuvenating a forgotten woodland, provision of pedestrian friendly streets and a community building, an electric vehicle car club and electric bicycles for use by residents, a S106 contribution towards other local infrastructure, and homes which generated more energy than they consumed.

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

·       Due to its proximity to Bushey station the site was considered to be sustainable in terms of access to public transport.  A pedestrian and cycle access to Carpenders Park would be provided as part of the scheme, along with a toucan crossing across the A road into Carpenders Park.  The site was therefore considered to be sustainable for, and represent an improvement for, pedestrians and cyclists.  Local schools, a play area and a doctor’s surgery were located less than a mile from the site.  It was acknowledged that accessing the GP surgery would involve an uphill walk on the return.  Residents would also be able to access electric bikes.

·       The proposal would involve a change to the speed limit on Oxhey Lane from 40mph to 30mph.

·       In response to a question from a Committee Member, the Planning Officer responded that the proposal was considered to form part of a continuous pattern of development along Oxhey Lane, and did not form incongruous development.

·       Committee Members discussed the issue of flood risk.  Given the location of the site within Flood Zone 1 it was agreed that there were no grounds for refusal of the application on that basis.

·       A Committee Member welcomed the sustainability features of scheme but highlighted the need to ensure that they were achieved.

·       In response to a Committee Member’s question about the internal arrangement of the community building, the Planning Officer advised that a condition could be added to require details to be provided prior to its construction.  This was agreed by the Committee.

Councillor Whately-Smith moved, and Councillor Gazzard seconded, that the application be approved subject to conditions, amendment to conditions 25 and 27 as outlined above, and with an additional condition requiring details of the internal arrangement of the community building to be provided prior to its construction.

On being put to the vote this was carried, the voting being 4 in favour, 4 against and 2 abstentions.  The Chair’s casting vote was used.

RESOLVED: that the application be approved subject to conditions, amendment to conditions 25 and 27 as outlined above, and with an additional condition requiring details of the internal arrangement of the community building to be provided prior to its construction.

Councillor Morris re-joined the meeting.