Agenda item

Recommended for Approval.

Mr Gale addressed the Committee in support of the application.

The Director of Neighbourhood Services recommended that, subject to the applicant or successor in title entering into a legal obligation pursuant to Section 106 of the Town and Country Planning Act 1990, in respect of application 3/13/1967/FP, planning permission be granted subject to the conditions detailed in the report now submitted.

Councillor S Rutland–Barsby, as the local ward Member, commented that, whilst it would have been better to re–develop the whole site, she was sure that this application would encourage a further complimentary application for the remaining corner of the site.  Therefore, she urged the Committee to approve the application.

The Director advised that the density of the proposed development was high at 207 dwellings per hectare.  The neighbouring Pimlico Court development had been 135 dwellings per hectare. 

Members were advised that the site was located within parking Zone 3 (as identified in the Councils SPD), but also on the edge with Zone 2.  The Director stated that, under the Council’s adopted parking standards, the maximum Zone 3 provision for the proposed development would be 124 spaces whilst the maximum for Zone 2 would be 83 spaces.  The provision of 83 spaces within the development was therefore 41 spaces below the maximum for Zone 3.

The Director reported on various minor changes to the proposed planning conditions and that the planning condition for landscaping had been amended to prevent the provision of outdoor gardens, although it was understood that the applicant would prefer to retain these and did not see the need to omit such gardens.  Members were advised that the only balcony on Gascoyne Way side was for the fourth floor at a recessed position where air issues should not be so problematic.

The Director recommended that the Section 106 obligations be amended to include survey and improvement works to the underpasses adjacent to the site.

Councillor P Ruffles thanked Officers for the fullness and logical detail of the report.  He referred to the exacting challenge that Officers had set when having discussions with the applicant.  He concluded that the application was the best fit for the site and he was supportive of the Officers recommendation.

Councillor G Williamson referred to the clear benefits of the application which would enhance this part of Hertford.  He expressed concerns however that the application was contrary to East Herts policy in respect of retaining employment land and the 7% affordable housing provision was way below the usual 40% requirement.

Councillor M Alexander stated that the lack of affordable housing was disappointing given that this was a town centre location that would be ideal for affordable housing provision.  Councillor M Newman stated that he was disappointed with the appearance of the proposed development.  He was supportive of the conditions detailed in the report and asked that Officers be exacting in the application of those conditions.

The Director reminded Members that the design and review process was very much in line with standard practice and the provisions of the National Planning Policy Framework.  The Conservation Officer was happy with this application, the design benefits of which were as much about the building as the enhancement of areas around it.

The Director advised that the figures regarding affordable housing had been externally assessed.  Members were also advised that flatted schemes were more costly to build than an estate of houses and levels of affordable housing were lower as a result of this additional cost.  There were also costs associated with the demolition works and the basement of the existing building.

 After being put to the meeting and a vote taken, the Committee supported the recommendation of the Director of Neighbourhood Services as now submitted.

RESOLVED – that subject to the applicant or successor in title entering into a legal obligation pursuant to Section 106 of the Town and Country Planning Act 1990, in respect of application 3/13/1967/FP, planning permission be granted subject to the conditions detailed in the report now submitted.