Agenda item

Recommended for Approval.

Gordon Dawes addressed the Committee in objection to the application.  Andy Forbes spoke for the application.

The Director of Neighbourhood Services recommended that, subject to the applicant or successor in title entering into a legal agreement pursuant to Section 106 of the Town and Country Planning Act 1990, in respect of application 3/13/1762/FP, planning permission be granted subject to the conditions detailed in the report now submitted.

Councillor M Pope, as the local ward Member, stated that local residents were not against the development of the site.  He stated that residents’ principal concerns centred around securing an appropriate development that would make a positive contribution to the surrounding area as opposed to an application that was overbearing, over intensive, unimaginative and driven by the financial needs of Hertford Regional Collage.

Councillor Pope stated that the proposed development was for the replacement of a bland utilitarian building with a similar structure that was more in keeping with Eastern Europe than the East of England.  He stated that the proposed development would be 6 metres nearer to the road than the existing building and the proposed 2 metre balconies would dominate a gateway to the historic town of Ware.

Councillor Pope concluded that the proposed parking was a serious issue and was insufficient, particularly as all the nearby roads were subjected to controlled parking until 8 pm.  He stated that an application as important as this should not be approved in haste and Members were urged to refuse the application.

Councillor G Williamson stated that he was surprised that the proposed affordable housing provision was only 6%.  Councillor E Bedford commented that he fully endorsed all the comments of the local ward Member.  He stated that the impact of the proposed development on Ware would be huge and, whilst he acknowledged the need for housing, this must be in keeping with the surrounding area.

Councillor Bedford stated that he fully supported the redevelopment of the college but was also concerned regarding the inadequate car parking provision.  He concluded that 6% affordable housing was totally inadequate and commented that the need for funding from the enabling residential development should not be allowed to blight the surrounding area and Ware as a whole.

Councillor D Andrews referred to the overbearing impact of the proposed flats as well as the inadequate car parking provision of one space per unit, particularly in light of the enormous parking pressures on the surrounding roads.  He expressed concerns that the proposed 6% affordable housing provision was inadequate and a figure of 36% would be more in keeping with the Council’s policy of 40% affordable housing.

Councillor M Newman referred to the laudable aim of redeveloping the Hertford Regional College site in Ware.  He sought clarification from the Director as to whether a smaller scale development would still be possible in terms of financial viability.

The Director advised that the financial viability of the scheme was finely balanced and the applicant had reduced the number of flats in an effort to meet the concerns of local residents.  Members were advised that any further reductions would make the development unviable and this had been independently verified by advice given to Officers.  Officers had also been advised that the development only became viable with the proposed 6% affordable housing provision.

The Director advised that the design of the proposed development constituted a reasonable transition between the modern college buildings and the existing residential dwellings.  The site was in a sustainable location close to a train station and the amenities of the town and therefore, the proposed parking provision was considered acceptable in policy terms.

Members were advised that Officers had incorporated a condition requesting a green travel plan and this could include provision for cycle parking and storage as there was ample space within the site for such provision.

Councillor G Williamson proposed and Councillor D Andrews seconded, a motion that application 3/13/1762/FP be refused on the grounds that the proposed apartment block would have an unacceptable impact on the character and appearance of the street scene and the surrounding area and was therefore contrary to policies ENV1 and HSG7 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.  There was also insufficient parking provision that was contrary to policies TR7 and ENV1 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.  The proposed development also made insufficient provision for affordable housing and was therefore contrary to policy HSG3 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.

After being put to the meeting and a vote taken, this motion was declared CARRIED.  The Committee rejected the recommendation of the Director of Neighbourhood Services as now submitted.

RESOLVED – that, in respect of application 3/13/1762/FP, planning permission be refused for the following reasons:

1.            The element of the development comprising the apartment block at the northern end of the site fronting Hertford Road would have an unacceptable impact on the character and appearance of the streetscene and the surrounding area by reason of its height, scale, bulk and design.  The proposal is thereby contrary to policies ENV1 and HSG7 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.

2.            Insufficient parking is proposed for the residential element of the development which would result in additional pressure on already restricted parking provision in the local area, harmful to the amenities of existing and future residents.  The proposal is thereby contrary to policies TR7 and ENV1 of the East Herts Local Plan Second Review April 2007 and the National Planning Policy Framework.

3.            The proposed development makes insufficient provision for affordable housing and therefore fails to address the demand for such housing within the District contrary to policy HSG3 of the East Herts Local Plan Second Review April 2007 and 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.