Agenda item

Recommended for Refusal.

Mr Waite addressed the Committee in objection to the application.  Martin Robeson spoke for the application.

The Director of Neighbourhood Services recommended that, in respect of application 3/13/1331/FP, planning permission be refused for the reasons detailed in the report now submitted.

The Director advised that, in respect of the second reason for refusal, the applicant had reviewed their viability appraisal and confirmed that they were prepared to provide 12 affordable units with a tenure split of 75% affordable rented and 25% shared ownership.  Members were advised that the 12 units would equate to 10.6% of the total build.

The District Valuation Service (DVS) had previously advised that 18 affordable units could be provided, which was 16% of the total build.  The Director stated that, on the basis of a reduced Section 106 contribution of £282,271, the DVS had since revised this estimate to 21 units or 18.5% of the total build.

The DVS had also indicated that there was scope to increase this further if the developer negotiated on the developer profit of 20%, which was at the higher end of the industry norm.  The Director confirmed that Officers considered that the second refusal reason should remain.

The Director advised that the proposed site layout remained poor and the development failed to provide a coherent and attractive street scene.  Officers therefore, recommended the third refusal reason was also retained.

Members were advised that, in light of the robust justification provided by Hertfordshire County Council for the education contributions, the applicant has stated that they were now content to fund these contributions.  As such, none of the financial contributions were in dispute and the fourth refusal reason was no longer required.

Councillor E Bedford stated that, whilst he was conscious of the need for housing, this site benefited from ample parking and close proximity to Ware station.  He concluded that the site should be retained for employment purposes.

Councillor T Page stated that it was important that balance was achieved between employment and housing and this had previously been a very important employment site.

The Committee supported the recommendation of the Director of Neighbourhood Services as now submitted.

RESOLVED – that in respect of application 3/13/1042/FP, planning permission be refused for the following reasons:

1.            The site is identified in the East Hertfordshire Local Plan as primarily reserved for employment use.  The proposal would result in the loss of valuable employment land to the detriment of the economic wellbeing of the District and the Local Planning Authority does not consider that there is no reasonable prospect of the site being used for its designated employment use.  The proposed residential use is not therefore justified and would be contrary to policies EDE1, EDE2 and WA7 of the East Herts Local Plan Second Review April 2007 and national planning policy guidance contained in the National Planning Policy Framework.

2.            The proposed development fails to make adequate provision for affordable housing in accordance with policies HSG3 and HSG4 of the East Herts Local Plan Second Review April 2007 and national planning policies contained within the National Planning Policy Framework.

3.            The design and layout of the proposed development on the Starsgate site provides for poor amenity and outlook for units closest to the Railway Line and fails to take the opportunity to improve the way the area works by completing the landscaped pedestrian / cyclist route between Crane Mead , The River Lee and Ware Station.  The proposal is in these respects poorly designed, contrary to policy ENV1 of the East Herts Local Plan and guidance in the National Planning Policy Framework.

Summary of Reasons for Decision

In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2012 (as amended) East Herts Council has considered, in a positive and proactive manner, whether the planning objections to this proposal could be satisfactorily resolved within the statutory period for determining the application. However, for the reasons set out in this decision notice, the proposal is not considered to achieve an acceptable and sustainable development in accordance with the Development Plan and the National Planning Policy Framework.