Agenda item

Recommended for Refusal.

Mr Fairbrass addressed the Committee in support of the application.

 

The Director of Neighbourhood Services recommended that, in respect of application 3/11/0160/FP, planning permission be refused for the reasons now detailed.

 

The Director advised that Officers had summarised the additional comments in relation to the character of and relationship between the buildings in the additional representations schedule.

 

Councillor R Gilbert stated that he was not supportive of the Officer’s recommendation for refusal.  He referred to the less than attractive location of the site and the current collection of poor quality buildings.  He commented that the application would not be detrimental to the character and appearance of the area.

 

Councillor Gilbert stressed that the land around the site rose in all directions and the site was in a hollow and the Landscape Officer had considered the scheme to be acceptable in landscape terms.  He commented that the application would provide more employment than was currently provided in this location.

 

Councillor Mrs M H Goldspink stated she was glad the site was to be tidied up with a development that was mixed use.  She expressed concerns in relation to the layout of the site and the amenity space in terms of an extremely small garden for house number 6. 

 

Councillors Gilbert and Goldspink also expressed concerns in respect of the very narrow access road and suggested that this  should be widened.  Councillor Goldspink commented on whether Officers could comment on the possibility of a pavement being introduced along Jeans Lane.

 

The Director advised that widening the access or introducing a pavement might be possible, although there might be difficulties due to land ownership constraints.

 

Members were reminded that a deferral was a possibility so that the issue of the access could be explored further.  The Director stressed that the Highway Authority was supportive of the proposals as they stood.

 

In response to a query from Councillor A L Burlton, the Director advised that the Highway Authority’s approach to transport infrastructure improvements included financial contributions to support infrastructure improvements in this area.

 

Members were reminded that they might wish to seek security in respect of the provision of office space if the Committee was minded to approve the application.  The Director reminded Members that local plan policy sought to retain employment land across the District.  Members were advised that Bishop’s Stortford was a more constrained location in respect of employment land.

 

Councillor Gilbert stressed that the provision of the office element of the application, in conjunction with 1 or 2 houses, was important.  He stated that the planning conditions could be delegated to the Officers in consultation with the Chairman. 

 

The Director commented that a concurrent 50% split between office provision and housing would be a reasonable approach.  Members were also advised that Officers would be happy to work up appropriate conditions.  The Director stressed that the possibility of affordable housing provision would be lost if the application was approved by Members.

 

Councillor R Gilbert proposed and Councillor J Demonti seconded, a motion that application 3/11/0160/FP be granted on the grounds that the application would not be detrimental to the character and appearance of the area and the proposed development was a good quality design with 100% lifetime homes.

 

After being put to the meeting and a vote taken, the motion was declared CARRIED.

 

The Committee rejected the recommendation of the Director of Neighbourhood Services that application 3/11/0160/FP be refused planning permission for the reasons now detailed.

 

RESOLVED – that in respect of application 3/11/0160/FP, planning permission be granted subject to the following conditions:

 

1.            Three Year Time Limit (1T121)

 

2.            Approved Plans (2E102)

 

3.            Samples of Materials (2E12)

 

4.            The approved offices shall be completed and ready for occupation prior to the substantial completion of no more than 50% of the dwellings hereby approved.

 

        Reason: To ensure that an acceptable employment provision is made at the site, in accordance with Policy EDE2 of the East Herts Local Plan Second review April 2007.

 

5.            Boundary Walls and Fences (2E07)

 

6.            Hard surfacing (3V213)

 

7.            Landscape Design Proposals (4P12)

 

8.            Landscape works implementation (4P13)

 

9.            Levels (2E051)

 

10.      Prior to the commencement of development details of Sustainable Drainage Systems (SUDs) shall be submitted to and approved in writing by the Local Planning Authority.  The agreed SUD’s shall be implemented and thereafter retained at the site unless otherwise agreed in writing by the Local Planning Authority.

 

               Reason: To reduce surface water run of and the risk of flooding in accordance with Policy ENV21 of the East Herts Local Plan Second review April 2007.

 

11.      Contaminated land survey and remediation (2E332)

 

12.      Piling Works (2E392)

 

13.      Hours of working - plant and machinery (6N053)

 

14.      Prior to commencement of development above ground level full engineering details of the proposed improvements to Jeans Lane and junction onto Bells Hill shall be submitted to and approved by the Local Planning Authority.  The approved details shall be carried out to the satisfaction of the Local Planning Authority prior to the occupation of development. 

 

        Reason: To ensure that the access is constructed to an appropriate specification in the interests of highway safety and convenience.

 

15.      Prior to the first occupation of the development hereby permitted, the access road and parking spaces shall be provided within the application site as shown on the plans accompanying the application and such spaces shall be retained at all times for use in connection with the development hereby permitted.

 

        Reason: To ensure adequate off street parking provision and manoeavering space for the development, in the interests of highway safety, in accordance with policy TR7 and Appendix II of the East Herts Local Plan Second Review April 2007.

16.      Vehicular use of garage (5U103)

17.      Construction parking and storage (3V221)

 

Directives:

 

1.    The applicant is advised that that work undertaken on the highway must be constructed to the current Highway Authority's specification, to an appropriate standard and by a contractor who is authorised to work in the public highway. All works to be undertaken on the adjoining highway shall be constructed to the satisfaction of the Highway Authority and in accordance with Hertfordshire County Council publication "Roads in Hertfordshire - A Guide for New Developments". Before proceeding with the proposed development, the applicant should contact the East Herts Highways Area Office (01992 526900) to obtain their permission and requirements.

 

2.    The site is located within the groundwater protection zone of The Causeway pumping station.  The construction works and operation of the proposed development should be done in accordance with the relevant British Standards and Best Management Practices, thereby significantly reducing the ground water pollution risk.  It should be noted that the construction works may exacerbate any existing pollution.  If any pollution is found at the site then the appropriate monitoring and remediation methods will need to be undertaken.  For further information please refer to CIRIA Publication C532 'Control of water pollution from construction- guidance for consultants and contractors'.

3.            Street Naming and Numbering (19SN4)