Agenda item

Recommended for Approval.

Joanne Belsey addressed the Committee in opposition to the application.  Mr Ian Richardson spoke for the application.

The Director of Neighbourhood Services recommended that, in respect of application 3/11/1635/FP, planning permission be granted subject to the conditions detailed in the report now submitted.

The Director advised that the suggested hours of operation in relation to this application were 11 am to 3 pm.  Members were referred to condition 3 as being incorrect on page 117 of the report now submitted.

Councillor M Pope, as the local ward Member, addressed the Committee in objection to the application.  He stated that although this application represented a worthy scheme, Hoe Lane Garages, Hoe Lane was the wrong location.

Councillor Pope stated that anything other than a domestic use for the garages was inappropriate due to its proximity to a major junction of a busy road.  The site was also in close proximity to a pub, a vet’s surgery and a number of residential units occupied by elderly and vulnerable residents.

Councillor Pope stressed that this application would exacerbate parking problems on Hoe Lane, which were attributed to users of the vet’s surgery, the pub and students using Hertford Regional College and also commuter parking for users of Ware Station.

Councillor Pope stated that a pedestrian crossing for Hoe Lane was crucial for pedestrian safety.  He stressed that although leaving furniture at the site was to be by appointment only, it was inevitable that people would turn up outside these times.

Finally, Councillor Pope expressed concern over the possible dumping of furniture and white goods close to the site.  He also referred to the possible fire risk and conditions being made more favourable for vermin.

Councillor S Bull commented that Riversmead Housing Association was a very responsible organisation and Hertfordshire Highways had not sought to restrict planning permission for this application.  Councillor Bull also stressed that the scheme, if approved, would be temporary for one year.

Councillor B Wrangles stated that, although this was a worthwhile scheme, the site was too close to residential houses.  She commented that an industrial location might be a more appropriate location and hoped that, should the application be approved, the local Member would carefully monitor the use of the site.  Councillor Wrangles stated that she would be abstaining from voting.

Councillor A Burlton queried whether parking was a problem in the area as the garages hadn’t been used for cars for some years.  He expressed concerns as to whether the site would be used for furniture refurbishment as this would be detrimental to the environment.  He also queried how the applicant would prevent vandalism, particularly as furniture was easier to set on fire than cars.

Councillor M Newman commented that the garages were already being used for furniture storage, albeit in an unregulated fashion.  He stated that the traffic should not be an issue with staff arriving in the morning and customers arriving by appointment only.  He believed that putting what appeared to be a disused facility to good use could only be viewed in a positive light.

The Director advised that the area was not used for parking and had been sealed off from the surrounding area to prevent further vandalism.  He stressed that the site would be similarly secured outside of the proposed hours of operation to prevent inappropriate access.

Members were reminded that the concerns on parking did not relate specifically to this site but were more in relation to parking pressures on Hoe Lane.  These pressures were attributed to commuter parking, local schools and students using Hertford Regional College.

The Director advised that Hertfordshire Highways and Officers were of the view that parking problems would not be exacerbated as there would be a minimal workforce and the hours of use would be outside of sensitive times for parking such as for the school run or commuters using Ware Station.

The Director commented that Hertfordshire Highways had judged that the criteria for a pedestrian crossing on Hoe Lane had not been met and this application would not result in significant additional pedestrian activity.

The Director also advised that Officers felt the scheme was acceptable as the permission was temporary in nature and this would allow a judgement to be made as to whether the use was appropriate in this location in the longer term.

Councillor S Bull proposed and Councillor M Newman seconded, a motion that the Committee accept the Officer’s recommendation as detailed in the report now submitted.

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

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

RESOLVED – that in respect of application 3/11/1635/FP, planning permission be granted subject to the conditions detailed in the report now submitted.