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PLANNING AND REGULATORY COMMITTEE

10 November 2015

PLANNING APPLICATIONS FOR DETERMINATION

Item 1: 07/15/0595/RM Item 2: 07/15/0649/F Location: Cheshunt School, College Road, Cheshunt, Herts, EN8 9LY Description: 1) Reserved matters pursuant to outline planning

permission 07/14/1119/F for the erection of 88 dwellings on land at Cheshunt School.

2) Erection of 50m length of acoustic bund and fence adjacent to A10 to the south of the residential site.

Applicant: Cheshunt School Development LLP Agent: PPML Consulting Ltd Date Received: 14.07.2015 Date of Committee: 10.11.2015 Officer Contact: Peter Quaile Expiry Date: 10.09 .2015 Ward Councillors: Cllr Greensmyth; Cllr Jackson; Cllr Mobbs 1. CONSULTATIONS 1.1 HCC Highways – no objection subject to conditions

1.2 HCC Flood Management – requests further clarification of infiltration/drainage

method

1.3 Environment Agency – No comment to offer. 1.4 Environmental Health – Reiterates concerns about the impact of noise from the

A10 and about the air quality on this and nearby sites. 1.5 Sport England – No objection as statutory consultee but queries the tree and shrub

planting on land to the south of the residential site proposed by the school.

RECOMMENDED that: Item 1 Reserved matters be approved subject to the conditions at the end of this report Item 2 Planning permission be granted subject to the conditions set out at the end of

this report.

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1.6 Herts and Middlesex Wildlife Trust – no objection but seeks a wider variety of native tree planting and wild flower planting.

2. PUBLICITY 2.1 The applications were advertised by means of site notices, newspaper advert and

individual neighbouring letters. The consultation period expired on 1st August 2015. 3. REPRESENTATIONS 3.1 No letters of objection or comment have been received from local residents.

4. RELEVANT LOCAL PLAN POLICIES 4.1 The following policies of the Borough of Broxbourne Local Plan Second Review

2001-2011 (adopted December 2005) apply: SUS6 Air Quality SUS10 Noise Sensitive Development SUS17 Flood Prevention SUS18 Surface Water Drainage GBC19 Protection for Sites of Wildlife and Nature Interest H2 Maximising the Development Potential of Sites H8 Design Quality of Development H11 Housing Densities in New Development on Unallocated Sites H12 Housing mix H13 Affordable Housing HD13 Design Principles HD14 Design Statement on Local Character HD16 Prevention of Town Cramming HD17 Retention/Enhancement of Landscape Features HD22 Community Safety T3 Transport & New Development T10 Cycling Provision T11 Car Parking IMP2 Community & Infrastructure needs linked to new development

4.2 The Borough Supplementary Planning Guidance (SPG) (August 2004) is relevant

in this case as it provides design guidance for all forms of development.

4.3 The National Planning Policy Framework (NPPF) 2012 also needs to be considered as it sets out the Government’s planning policies for England and how these are expected to be applied.

4.4 The Council adopted a planning brief in July 2014 to guide future enabling development at the school

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5. LOCATION AND DESCRIPTION OF SITE

5.1 The site adjoins the junction between the A10 and College Road and has an overall

area of 5.76 hectares. To the south are the remaining school playing fields then Maxwell West commercial development, to the east is the A10, Gt Cambridge Road along with the American Car wash/alloy wheel repairer/car sales operation. Across College Road is a recently-established day care nursery and the Crocodile Public House; to the west of the school is residential development in the form of houses and flats.

5.2 The school lies to the west of the application sites and is currently commencing

refurbishment and re-building works which formed the detailed application element of the recently approved hybrid planning permission. On the site the subject of this reserved matters application is a single storey building on the College Road frontage which is vacant but was formerly the Cheshunt sea-scout headquarters. There is also a caretaker’s bungalow near to the road entrance which is taken from a mini-roundabout on College Road.

5.3 The application site is fairly level with a modest fall towards the A10 boundary.

College Brook, which is partly culverted, runs along the northern boundary with College Road. There is a range of established planting around the site boundary with some mature trees along the A10 and College Road boundaries as well as semi-mature trees and some shrubs. A pedestrian and cycle bridge across the A10 is located to the north of the site. The northern part of the site adjacent to College Brook lies within Flood Zones 2 and 3 as designated by the Environment Agency. The site adjoins but falls outside the Churchgate Conservation Area.

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5.4 Members will recall that the school site and its associated land next to the A10 were removed from the MGB in December 2005 by adoption of the Local Plan. The site for the additional acoustic barrier lies along the eastern side of the southern school playing fields within land designated as Metropolitan Green Belt (MGB).

6. PROPOSALS 6.1 The main application seeks to discharge reserved matters on the residential land to

the east of the main school site in order to provide 88 dwellings on 2.76ha of unused school land. The mix is proposed as 12 two bedroom flats, 2 two bedroom coach house apartments, 9 two bedroom houses, 29 three bedroom houses and 36 four bedroom houses. The matters to be determined at this stage are the appearance of the dwellings, landscaping, layout and scale. The scale of the dwellings ranges from three storeys for the apartment blocks to two and 2.5 storeys across the remainder of the site. The building style can be characterised as modern interpretations of traditional forms and which use a combination of brick, weatherboarding and render with tiled roofs to deliver variety across the proposed development. There would be a four metre high timber acoustic fence set to the eastern boundary of the site adjacent to the A10.

6.2 The second application seeks to erect a fence and bund along the eastern edge of

the school playing fields for a distance of 50m running south from the residential site. The landscaped bund would rise to one metre in height and would be topped by a 2.5 metre high timber acoustic fence resulting in an overall height of 3.5m. The bund and fence would be set inside the existing four metre high hedge planting screen which is set along the school/road boundary.

6.3 Access from College Road to the residential element was approved via the outline

planning permission granted earlier this year. Adjustments to the school access from College Road as part of the overall scheme are already underway.

6.4 The main application is supported by a suite of documents as follows:

Design and Access Statement

Revised Transport Assessment

Noise Report

Air Quality Assessment

Flood Risk Assessment

Habitat Survey

Archaeological Written Scheme of Investigation (WSI) 7. RELEVANT PLANNING HISTORY 7.1 A hybrid planning application for refurbishment/redevelopment of the school

(detailed application) and construction of up to 88 dwellings (outline application) was granted permission 22nd June 2015.

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8. APPRAISAL 8.1 The main issues for consideration in these application are as follows:

i. Design, layout, and appearance;

ii. Impact on amenity of neighbouring residential properties and compliance with the Council’s and central government dwelling, room and garden dimensions;

iii. Highways/Parking;

iv. Landscaping

v. The Impact on the Green Belt

vi. Other matters

Principle of development

8.2 The background to these current applications is the recent approval to put in place

a modern, fit-for-purpose school complex to serve central Cheshunt and the local community and the outline approval on the effectively unused eastern part of the school site. The MGB boundary was amended by adoption of the Local Pan in 2005 to exclude the ‘residential’ part of the land and up to 88 dwellings on this element were approved by the outline permission.

8.3 Members considered the enabling residential component as acceptable in the overall context of redeveloping the school and the outline permission established the principle of up to 88 dwellings. Application 1 Residential proposal Layout, scale and appearance

Layout 8.4 The proposed layout would follow the broad principles established in the outline

permission but with several amendments and refinements which aim to produce an attractive residential development which is at the same time practical and distinctive. The junction with the school access road has been moved around ten metres to the north and two blocks of flats would form a visual gateway to the site. A crescent of detached houses would sit above the main access spine road running north-south, a line dictated by the major sewer which bisects the site. The houses in the south-western corner of the site would now be provided with in-curtilage parking and would have individual side gardens unlike the indicative outline scheme. There would be a clear five metre gap between the new houses and a proposed acoustic fence along the eastern boundary apart from a 4.5m pinch point at Plot 32. An amending condition is proposed to deal with this issue.

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8.5 The layout shows houses which would define the line of the streets but with sufficient set-back and variety to allow for landscaping and to ensure that a drab street scheme would not result. There would be some of the off-street parking bays accessed directly from the streets but these would not dominate the streetscene

and would have associated tree planting to soften the vista. In a similar way, there would be landscape planting at the end of the cross streets to limit the impact of the acoustic fence to the east and school to the west. The north-south spine road would have open views of the landscaped drainage area at the northern end of the site and of the open green belt to the south across the school playing fields. The density of development at 88 dwellings is just below 32 dwellings per hectare which is broadly similar or below the density in the residential areas around the site.

Proposed Housing Layout

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8.6 Clarification has also been submitted with regard to the relationship between the housing site and the A10 in order to demonstrate that there would be capacity to widen the road on the north-bound carriageway should such a proposal be presented in the future. A distance of 8.6m would be retained to the east of the acoustic fence which would allow for an additional carriageway, footway and verge. The dwellings nearer to the A10 would flank onto that main road. Nearly all the houses would be conventionally arranged fronting the street and each house would have its own rear or side garden. The houses would all meet the minimum dwelling sizes in the SPG as would the private garden areas. The bedroom and bathroom dimensions also meet the SPG standard. The privacy for residents would be acceptable as the back to back window distances all meet or exceed the 25m set out in the SPG and there would not be windows to habitable rooms enclosed by taller structures set within 12m. The layout shows gardens backing onto the Green Belt. A condition is proposed removing permitted development rights for outbuildings and rear extensions on the southernmost plots so that the garden buffer to the Green Belt is not compromised. There would also be wide visual gaps between the southernmost dwellings and as a result, there would be open views from the Green Belt. Amenity for future residents

8.7 With regard to the living conditions on site for future occupants, the applicant had previously submitted detailed information in relation to the noise levels likely to be encountered on site inside and outside the dwellings and is now proposing an acoustic barrier on the eastern road boundary to a height of 4m. This overall height has been reduced by 0.5m since the outline stage but the bunded base has now been deleted. The reason for removal of the bund is that Thames Water has now decided that the water main must run along the eastern boundary of the application site rather than along the line of the spine road due to possible structural conflict with the major sewer which runs along that line. As access is needed to the water main, no bund can be constructed within the easement set 3m either side of the pipe run. While more of the fence would be visible to residents, the fence would be 0.5m lower and there would be a sufficient visual gap from each house to ensure that when screen planted the fence would not be oppressive, especially as it faces the flank of each house. Concern has been reiterated by the Council’s Environmental Health service in respect of both noise and air quality, even with the presence of the acoustic barrier. In the context of enabling development to upgrade this school, there is no alternative location for the housing element of the scheme.

8.8 The presence of the A10 and the busy College Road junction mean that much of the site will experience steady road noise through the day and much of the night. The model produced by the applicant suggests that with normal acoustic double glazing the houses will be able to meet an acceptable standard of internal living conditions. The garden areas of the houses immediately adjacent to the A10 will not be peaceful but will be useable. Whilst the noise levels on site would be far from ideal, there are several points to consider as set out at outline stage: First, although vehicles are becoming more numerous, they are getting quieter year on year and the noise to this site would be typically low level hum rather than disruptive one-off spikes as the speed limit on the north-bound side is 40mph. In addition, the situation on site would be comparable to many other existing dwellings along main roads in the borough and which would not have been constructed with modern soundproofed glazing. On balance the noise levels on site are considered to be acceptable.

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8.9 Turning to air quality, the applicant’s modelling indicates that around and across the

eastern edge of the site there would be a concentration of nitrogen dioxide generated by the volume of traffic on the A10. This concentration means that the Council will designate the area around the junction and along all its approaches as an Air Quality Management Area (AQMA). This is a material consideration in dealing with a planning application but Members determined at outline stage that the air quality would be acceptable on this enabling development site. As part of the application site would be within a future AQMA, the applicant has agreed to allocate up to £10,000 towards monitoring the air quality in the area around this site and this forms part of the completed s.106 planning obligation. On balance, the issues around on-site air quality are considered to be acceptable.

8.10 Overall it is considered that this revised scheme represents a high quality

standard of layout that would contribute to the character and appearance of the locality. The living conditions on site would be acceptable for future residents. The proposal therefore complies with Local Plan Policies H8, H11, HD13, HD14 and HD16.

Impact on amenity of neighbouring properties

8.11 Local Plan Policy HD16 aims to ensure that new development proposals do not materially harm the amenities of existing residents. The nearest residential properties that are likely to be affected by the proposed development are houses across the A10. The new houses and flats would be at least 40m away from houses on the A10 and would be separated by the street-lit dual carriageway and significant landscape planting on the roadside boundary. All the houses near to the eastern boundary would flank on to the A10 apart from the coach house which would not have any windows in its eastern flank. There would not be loss of privacy and there is unlikely to be a material impact from noise generated by the proposed enabling housing development.

8.12 Overall it is considered that the proposal complies with Policy H8 as it would maintain adequate amenity for the neighbouring properties and future occupiers of the proposed development.

Cross-section at the eastern boundary

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8.13 Turning to the scale and appearance of the proposal, the houses would predominantly be conventional two storey structures with a scattering of 2.5 storey houses with dormers breaking through the eaves line. The pair of flatted blocks at the site entrance would be set at three storeys to provide a visual gateway to the development. The proposed storey heights are considered to be unremarkable in the context of the local townscape and overall are considered worthy of support.

Facades along the main spine road

House elevations showing feature brickwork

Front elevation of flatted block

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8.14 In terms of design, the architect has taken traditional forms and materials but has interpreted the appearance of the houses in a modern context by use of asymmetry and large glazed openings. There would be diapered brick detailing to add interest and use of weatherboarding as a feature to bring out corner houses along with height variation to further denote street corners. The dormer windows would be of modern design and the overall impression which has been sought by the architect is clean lines and a distinctive modern feel while employing traditional materials throughout. While design can be subject to a degree of interpretation and subjectivity, the dwellings proposed for this site are considered capable of producing a distinctive place while retaining visual derivation from and connection to traditional townscape in the conservation area and surrounding residential streets. The scale and appearance of the dwellings are considered to be acceptable in compliance with Policies HD13 and HD16 of the adopted Local Plan.

Artist’s impression of the spine road looking north

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Landscaping

8.15 The final element of the reserved matters submission relates to landscaping. There are three primary elements to this proposal which range from structural tree and shrub planting, ornamental planting of all kinds in the domestic curtilage and the screen planting along the school and A10 boundaries. The applicant has submitted a landscape strategy which clarifies the location and species proposed across the site. The structural planting and front garden tree planting would provide a significant softening presence along the entrance road and along the main spine road running north-south. The general strategy for ‘public’ planting is considered to be acceptable. With regard to the choice of trees and shrubs, there is no objection to the size and type of planting which is considered appropriate to its individual setting and would provide year-round interest. There is less detail submitted in relation to the boundary screening to both flanks of the site and the Herts and Middx Wildlife Trust has commented in relation to bio-diversity that there should be a better variety of native tree planting to ensure ecological enhancement of the development. There are conditions on the original outline permission which control the detail of the landscaping: the fine detail of planting, including amendments proposed by the Wildlife Trust, will be resolved in future applications to discharge conditions. The overall landscape strategy for the residential site is considered to be acceptable.

Highways/Parking

8.16 The means of access from the public highway was established by the outline

permission earlier this year. The access to the housing scheme would now be 10m nearer to College Road, a proximity not objectionable to the County Council as highway authority subject to conditions. The residential development would share the main access then branch off to the east to serve the new dwellings. The junction serving the proposed residential development is considered by HCC to be acceptable in road safety terms. The layout of the eastern edge of the housing site has been designed to allow for future upgrading of the A10 by leaving room for an extra lane north-bound with its associated 2m footway plus an additional 3m space before the acoustic fence to allow for replacement highway planting.

8.17 Traffic generation as a result of the proposed housing would be similar to the level

envisaged at outline stage and there is no reason to object in planning terms to the scheme on this basis. Members may recall that the applicant has submitted a draft Green Travel Plan for the upgraded school and this would serve to mitigate the expansion in road traffic once the school enhances its overall offer.

8.18 HCC Highways has sought conditions relating to an amended design for the raised table at the residential junction and to provision of visibility splays and these are proposed to be attached to any permission:

8.19 In terms of parking for the residential scheme, the Council’s Interim Policy for

Residential Car Parking Standards recommends that 1.5 parking spaces are provided per one bedroom dwelling, 2 spaces per two bedroom dwelling, 2.5 spaces per three bedroom dwelling and 3 spaces per four (or more) bedroom house. Guidance therefore recommends that 226.5 off-street parking spaces are provided for the proposed 23 two bed dwellings, 29 three bed dwellings and 36 four bed dwellings. As the site is located within the Accessibility Corridor a discretionary 25% reduction in parking provision could be applied in this case, thereby reducing the recommended parking space provision from 226.5 to 170. The proposed

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development would provide 227 off-street parking spaces, which would meet the SPG standard even without the discretionary reduction. This provision is considered to be acceptable and would provide flexibility for visitors to the residential element of the site. Parking spaces would be proportionately distributed across the dwelling sizes.

8.20 The level of additional vehicle trips to and from the site would not have a material impact on the free flow of traffic on the public highway, the proposed vehicular access into the site is considered to be appropriate and adequate on-site parking would be provided. The proposed development therefore complies with Local Plan Policies T3, T10 and T11, and the Council’s Interim Policy for Residential Car Parking Standards.

Other matters

8.21 As a result of the historic nursery use of the housing site it is possible that the land

is contaminated to some extent. The Council’s Environmental Health section recommended that site investigations be carried out and any recommended mitigation measures will be completed prior to the commencement of any works.

8.22 Sport England was consulted in relation to the proposed 50m fence/bund and does

not object. They have queried the tree planting shown on the plans to the south of the housing site which were to be planted by the school. These have now been removed from the application plan as they do not form part of the formal submission. The school plans further planting in the future to the south of the residential boundary but this is not in the application site and is not part of this current scheme.

Ecology 8.23 The outline application included detailed assessments of the natural features, flora

and fauna on the site. There is a potential bat roost in one flat roofed building and the study concluded that there is also potential for reptiles and other protected species on the site. A further detailed survey is proposed to be secured by condition along with ecological enhancement work prior to work starting on site. The current application includes a revised version of the ecology report and this has been sent to the Herts and Middlesex Wildlife Trust who have now commented favourably in principle but with suggested enhancement to the planting scheme of trees and wildflowers.

As there is a condition on the outline residential permission dealing with this issue it is not considered to be problematic in light of the low grade ecological resources currently characterising this site.

Flooding 8.24 The Environment Agency (EA) has not raised objection to the proposal or the flood

risk assessment (FRA) which accompanied it. The County Council is now the lead flood authority in relation to surface water drainage and the applicant has been working with HCC to resolve any areas of doubt or disagreement on the issue of SUDS. As the report is being written, there is one outstanding query on surface water disposal and the applicant has written to HCC to resolve their concern. A condition on the outline controls details of surface water disposal and a further condition is proposed on this reserved matters submission to ensure SUDS

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compliance. A verbal update can be provided at committee in relation to the final query raised by HCC.

Refuse 8.25 The current scheme shows dedicated refuse storage of requisite size, in easily

accessible locations for the two blocks of flats and for the coach houses on the eastern boundary. All the houses have private rear gardens which can accommodate refuse storage. The detailed matters relating to refuse/recycling storage are controlled by a condition on the original outline planning permission.

Cheshunt Secondary School Development Brief 8.26 The vision for the school as set out in the Brief is to develop the surplus school land

for high quality, well-designed homes in a mix of terraced, semi-detached and detached family homes. A small proportion of flats is considered acceptable. There should be a landscaped environment with good access to services and facilities in the area along with no adverse impact on flooding. The development potential, if flats are to be included, is set at up to 85 units. There should be a buffer zone at College Brook and along the A10.

8.27 In relation to the current scheme, as with the outline scheme, it is considered that

the application for 88 units generally complies with the main strands of the Brief set out above and would achieve a satisfactory mix. The 14 flats shown on the layout equate to less than 16% of the total which is not considered to be excessive. The houses would range from 2 to 2.5 storeys and the flats at the northern end of the site would be three storeys in height. The scale as noted above is considered to be acceptable.

8.28 The design requirements of the Brief in relation to the layout, materials and detailing of the dwellings are considered to have been met in this reserved matters submission. Herts Constabulary Design Advisor does not raise objection. This is not an area designated as being of archaeological importance, but pre-development site work is to take place to ensure that no historical artefacts are lost or damaged.

8.29 The landscaped area to the northern end of the site would serve two functions, first, as a publicly accessible open space/recreation area which would mainly serve resident of the new development and secondly as an area which is floodable to direct potential flood waters away from adjacent houses. The flood potential could be generated by surface water drainage or by College Brook which bounds the site to the north. Planning Obligations and Delivery of Enabling Development

8.30 The matters relating to planning obligations were determined at the outline stage and there has been no change to the scheme which would merit re-examination of the principles enshrined in the permission granted in June this year.

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9. Application 2

Erection of 50m length of acoustic bund and fence adjacent to A10 to the south of the residential site

9.1 This separate, full application seeks to erect an acoustic timber boundary fence

with associated one metre high bund to an overall height of 3.5m for a distance of 50m to the south of the housing site. This structure would project into land designated in the adopted Local Plan as Green Belt, unlike the housing scheme land immediately to the north which has previously had that designation removed. As a structure in the Green Belt it falls to be considered under the terms of section 9 of the NPPF. In terms of its size and location, the new work would be set inside the boundary hedging which at four metres high would oversail it by 0.5m.

School side of the proposed 3.5m acoustic fence/bund from

Layout of fence and bund

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There would be no impact on existing vegetation and the new work would not impinge on the area for current and future use as sports pitches.

9.2 There would be no impact on amenity for residents, the nearest of which are across the dual carriageway of the A10. In terms of the impact on the green belt, while the fence would be visible in winter months through the thick hedging which bounds the western side of the A10, the fence would not be visually prominent and would be unlikely to have a material impact on openness in public views from the easterly direction.

9.3 Turning to the westerly views, the proposed fence and associated bund would be

visible at a distance of around 310m from the public right of way which runs along the New River Path. The backdrop of the fence and bund would be the vegetation along the A10 and its foreground would be broken up by screen planting. At the above distance the fence and bund are unlikely to be prominent and would have a modest impact on openness in this part of the Green Belt.

9.4 Whilst the erection of the fence would, by definition, be an inappropriate development in the Green Belt, the need to develop this site for housing to fund improvements to the school and the need to ensure the residents have adequate levels of amenity provide very special circumstances in accordance with the provisions of the NPPF set out in paragraphs 87 and 88.

9.5 In the hybrid planning application which was the precursor to this proposal the

indicative housing layout showed a southern rear boundary fence ranging from 3m-5m in height to achieve the acoustic levels required in the adjacent houses and gardens. The layout was not determined in the outline scheme nor was the tall garden fence approved as part of that scheme. The current reserved matters application includes this 50m fence extension in order to retain a similar layout along the southern part of the site and to avoid the impractical fence which would overshadow south-facing gardens. The principle of erecting a 3.5m high fence/bund in this location is, therefore, a function of the layout chosen by the applicant, albeit a layout which works well as presented and provides a good backdrop in general to the Green Belt beyond the site. Although the use of a fence in this location could be regarded as an intrusion into the green Belt, this needs to be set against the actual harm which would be caused if it goes ahead. As set out above, there would not be a significant impact on openness in the Green Belt as a result of the new acoustic boundary treatment and on balance it is considered that it should be recommended for approval subject to conditions controlling its detailed construction/ appearance/ materials and the landscape screening to be provided on its western flank.

Screen vegetation along the A10 boundary

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10. CONCLUSION 10.1 The principle of enabling development was established by the removal of the green

belt designation from the surplus land to the east of the school via adoption of the Local Plan in December 2005. The publication of the site development brief in July 2014 presaged submission of a residential development proposal to enable the school re-build to take place.

10.2 The scheme for 88 dwellings, as revised, presents a safe access from the public

highway. The detail of the proposal would result in a well-considered and attractive layout along with well-designed individual houses which, reached through a gateway of flatted blocks, should result in a distinctive sense of place in this new quarter. The development set out in the scheme can be accommodated on the site without compromising the Council’s recently updated SPG standards and there would not be a material impact on the amenity enjoyed by adjacent residential occupiers.

10.3 The matter of the acoustic fence to the south of the residential site is less

straightforward and the issues are set out in paragraph 9.1 onwards. In the context of assisting the enabling development to proceed with more useable gardens for the southernmost row of houses, the dense boundary planting long the A10 and the aim of limiting the dominance of fencing along the southern boundary with the open green belt the bund and fence at 3.5m high overall is considered to be acceptable. Members are therefore recommended to approve the applications.

10. RECOMMENDED that:

Item 1 Reserved matters be approved subject to the conditions set out below Item 2 Planning permission be granted subject to the conditions set out below.

Conditions 07/15/0595/RM

1) Visibility Splays at the residential access 2) Further details of surface water drainage including finished ground

levels across the public open space 3) Notwithstanding the submitted layout plan, amendments shall be

submitted prior to work commencing to show a 5m amenity gap from the acoustic fence to the nearest structure

4) Revised details of the raised junction table shall be submitted for the written approval of the Local Planning Authority and the approved traffic feature shall be installed prior to first occupation of any dwelling.

5) RES04 No further flank windows 6) RES01 Permitted Development Rights withdrawn Plots 78-88 inclusive –

Class E and Class A in relation to rear extensions

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07/15/0649/F

1) GEN01A Standard Time Limit – 3 years 2) GEN07 Development in Accordance With Numbered Plans 3) GEN15 Detailed specification of the acoustic fencing 4) LS01 Landscaping Scheme Required 5) LS02 Landscaping Details including replacement tree planting 6) LS03 Replacement Planting

Item 3: 07/15/0856/F Location: Grangebrook Rags Lane Goffs Oak Hertfordshire EN7 6TD

Description: Demolition of existing buildings and construction of 14 five

bedroom dwellings with associated landscaping and car parking

Applicant: Crest Nicholson Eastern Agent: CgMs Ltd Date Received: 10.09.2015 Date of Committee: 10.11.2015 Officer Contact: Colin Free Expiry Date: 10.12.2015 Ward Councillors: Cllr. Mills-Bishop; Cllr. Peter Moule; Cllr. Jeremy Pearce 1. CONSULTATIONS 1.1 HCC Highways – no objection subject to conditions ensuring improvements to the

junction with Rags Lane, the local pedestrian highway network and for additional street lighting to be provided.

1.2 HCC Education – no comments or requirements

1.3 HCC Lead Local Flood Authority - in response to additional information submitted

by application, no objection on flood risk grounds. Proposed conditions include implementation of SuDS measures, provision of attenuation to ensure no increase in surface water run-off volumes, and control of discharge of surface water into Rags Brook.

1.4 HCC – Seek the provision of fire hydrants within the site, secured by planning condition.

RECOMMENDED that subject to referral to the Secretary of State as a departure from the Local Plan, planning permission be granted subject to the conditions at the end of this report and the applicant first completing a planning obligation under s.106 of the Town and Country Planning Act 1990 (as amended) for the terms set out in this report.

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1.5 Environmental Health – no objection subject to the imposition of conditions relating to land contamination investigations and remediation.

1.6 Herts and Middlesex Wildlife Trust – the development appears to be capable of conforming with the NPPF regarding biodiversity. However, greater detail is required on habitat creation and management in the proposed wildflower meadow, the managed woodland area and other green spaces in the form of an Ecological Design Strategy (EDS) and a European Protected Species Mitigation License (EPSML) will be required. Conditions should be used to accomplish this.

2. PUBLICITY 2.1 The application was advertised by means of a site notice, newspaper advert and

individual neighbouring letters. The consultation period expired on 13th October 2015.

3. REPRESENTATIONS 3.1 One representation has been received from a local resident. The concerns raised

are summarised as follows:

The local highway infrastructure around the site is poor; there are no pavements or street lighting close to the site and the roads can be hazardous for pedestrians and other road users on occasion. (see HCC Highways consultation response above, 1.1);

Road water drainage is poor and run-off from the surrounding area can cause local surface water issues.

4. RELEVANT LOCAL PLAN POLICIES 4.1 The following policies of the Borough of Broxbourne Local Plan Second Review

2001-2011 (adopted December 2005) apply:

GBC2 Development within the Green Belt SUS12 Development on Contaminated Land SUS18 Surface Water Drainage EMP6 Local Employment Sites H2 Maximising the Development Potential of Sites H8 Design Quality of Development H11 Housing Densities in New Development on Unallocated Sites H12 Housing mix H13 Affordable Housing

HD13 Design Principles HD14 Design Statement on Local Character HD17 Retention/Enhancement of Landscape Features T3 Transport & New Development T10 Cycling Provision T11 Car Parking IMP2 Community & Infrastructure needs linked to new development

4.2 The Borough Supplementary Planning Guidance (SPG) (August 2004 – updated

2013) is relevant in this case as it provides design guidance for all forms of development.

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4.3 The National Planning Policy Framework (NPPF) 2012 also needs to be considered as it sets out the Government’s planning policies for England and how these are expected to be applied.

5. LOCATION AND DESCRIPTION OF SITE 5.1 The site is located to the south of Crouch Lane and at the northern end of Rags

Lane in the Goff’s Oak ward. It is accessed off Rags Lane at a point 65m to the south-east of its junction with Crouch Lane.

5.2 The site is roughly rectangular in shape, measuring approximately 170m from north

to south and 100 - 130m from east to west, its footprint covers approximately 2.03 hectares and it is located within the Green Belt. The site contains mature trees and landscaping however none are subject to Tree Preservation Orders.

5.3 To the north of the site are modern housing estates developed on land to the south

of Hammondstreet Road, to the east and west are nursery and former nursery sites, with occasional residential development within and to the south of the site is open green space, with the residential areas clustered around the junctions of St James’s Road and Andrews Lane located a further 250m to the south.

5.4 The course of Rags Brook forms the southern boundary of the application site and

runs from west to east, toward the reservoir at the southern end of Cheshunt Park. The ground level of the site drops approximately 9m from its northern end down to the south and more gently from west to east across the site.

5.5 Currently the site is utilised for mixed uses. There is a residential property close to

the entrance to the site and much of the land is given over as paddocks and

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stabling for the dozen or so horses kept by the site tenant. There are also light industrial activities being carried out on site in the form of car mechanics, parts reclamation and sheet metal welding, etc. at the north end of the site and a large barn at the southern end is employed in car spaying, with attendant extraction and filtration equipment installed at the site.

Aerial View of site showing current mix of residential, light industrial and paddock and stabling uses

Current activities at site:

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i

5.6 Land within the south western corner of the application site within which car repairs

take place has a certificate of lawfulness dating back to 2005 for the sale and storage of cars. Activities including the storage, repair and sale of motor vehicles and wood working have occurred within the site including at the northern end since at least 1999 according to the Council’s compliance records. Accordingly it is considered on the balance of probability that these uses are now lawful.

Paddock and Industrial Storage

Welding and repair works

Skip Hire and Storage

Paddock with Barn housing spray and repair shop at southern end of

site

Stables and associated storage

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5.7 Planning permission given in 2002 for the erection of a large detached dwelling set

within a considerable curtilage was implemented according to the Council’s Building Control records by the undertaking of excavations. Accordingly that planning permission remains capable of implementation.

6. PROPOSAL 6.1 This is a full application which seeks consent to demolish and clear the site of all

established structures and uses so as to establish a new residential development of fourteen, detached, five bedroom houses at the site. Also proposed is a replacement access point into the site, parking provision and the creation of a green wooded area along the south east quadrant of the site.

6.2 Access would be maintained off Rags Lane by the improvement of the existing

crossover and an internal road layout leading to each dwelling, all of which would have detached garages and dedicated on site hardstanding provision.

6.3 The application is supported by a suite of documents as follows:

Design and Access Statement

Planning Statement

Landscape and Visual Impact Statement

Landscape and Biodiversity Management Strategy

Transport Statement

Contamination and Risk Assessment

Flood Risk Assessment

Tree Study, Arboriculture Impact and Assessment and Method Statement

Ecological Assessment

Desk Study, Site Investigation and Risk Assessment

Sustainability and Energy Statement

Preliminary Infrastructure Appraisal

Archaeological Desk Based Assessment 7. RELEVANT PLANNING HISTORY 7.1 7/0335/07/F/WOL - Conversion and sub-division of existing barn to create 7 no self-

contained bed and breakfast units (Re-submission 7/0896/06/F/WOL) – Refused (Appeal Dismissed)

7/0896/06/F/WOL - Conversion and sub-division of existing barn to create 7 no self-

contained bed and breakfast units – Withdrawn 7/1047/05/LDC/GO - Certificate of lawfulness for an existing use, for the sale of

commercial vehicles from the barn and lands at the southern end of the site - Unconditional Approval

7/0770/02/F/GO - Part demolition of existing buildings and erection of 1 no 5 bed

detached dwelling - Conditional Approval. *this planning permission has been implemented and therefore remains extant.

7/620/2000 - Pre-school nursery, local shops (with 1st floor flats), pub-restaurant

and car parking, access road and children's play area – Refusal

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7/741/1999 - Certificate of Lawfulness for an existing use: The storage, repair &

sales of motor vehicles, a horse stud farm, & a single residence – Withdrawn (development could not be proven for a period of greater than nine years prior to submission of the application)

7/229/1998 - Single storey detached building for use as groom's accommodation

and mess room – Refusal 7/888/1989 - Siting of 4 mobile homes – Refusal 7/082/1992 - Hay and straw barn, and new roof to existing piggery - Conditional

Approval 7/541/1991 - single storey side extensions and dormer loft conversions -

Conditional Approval 7/410/1991 - Open barn with adjoining 5 No. stables with utility/store - Conditional

Approval 7/1063/1980 - Storage of commercial vehicles – Refusal 8. APPRAISAL 8.1 The main issues for consideration in this case are as follows:

i) Principle of the development in the Green Belt (Including existing Lawful Activities at the site)

ii) The Emerging Broxbourne Local Plan iii) Loss of Employment Activity iv) Design, layout, and appearance

v) Residential Amenity vi) Highways/Parking vii) Drainage and Flood Risk viii) Ecology ix) Trees and Landscaping x) Affordable Housing; and Planning Obligations xi) Other matters

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Principle of the Development within the Green Belt 8.2 The site is located within the Metropolitan Green Belt. Although parts of the site

are hard surfaced, contain buildings and are used for commercial activities a large part of the site remains green and open and is used as grazing and paddock for equestrian activities at the site. Previously developed land is marked red and grazing, paddock and garden land is green in the image below.

8.3 Whilst development of previously development land can be considered not

inappropriate where it would not have a greater impact on the openness of the Green Belt and would not harm the purposes of including land within the Green Belt, the development of the remainder of the site would be inappropriate, as defined within the National Planning Policy Framework (NPPF) and by policy GB2 of the Local Plan.

8.4 When considering the nature of the site overall, it is considered that the proposed development would be inappropriate within the Green Belt. Paragraph 87 of the NPPF accepts that planning permission may be given for inappropriate development in the Green Belt, but only where there are very special circumstances. Paragraph 88 of the NPPF advises that very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

8.5 Within the submitted Planning Statement, the Applicant identifies a series of matters which they consider delivers their case for very special circumstances to justify permitting the development. The Applicant refers to matters including:

the need for family-sized homes within the Borough;

the removal of ‘undesirable/bad neighbour’ uses and their associated noise and disturbance;

remediation of contamination; enhancement to appearance of the site through removal of existing buildings/hardstanding/vehicles etc. and replacement with high quality designed houses;

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biodiversity improvements through removal of contaminants at the site;

provision of public open space with access to Rags Brook, including creating an 8m buffer region to enable maintenance of the watercourse;

high standard of design;

the sustainable location of the site and support for the local economy;

contributions towards local facilities; and

contributions towards affordable housing. 8.6 Whilst officers disagree that all of the matters listed above can be considered very

special circumstances, it is considered that substantial weight can be applied to some of these matters.

8.7 The commercial activities taking place within the site at present are considerable. They are also lawful. However, they are not considered to be compatible with the openness and attractiveness of the Rags Brook Valley. Whilst their visibility is reduced by the relative isolation of the site, they are an eyesore. They also have the potential to be contaminating. Their replacement with houses within a more intensively treed woodland setting is considered to have considerable long term benefits for the environment of this part of the Rags Brook Valley. Furthermore, any contamination within the site will be remediated and ecological enhancement will be undertaken in close proximity to the Rags Brook.

8.8 New housing sites need to continue to come forward if the Council is to maintain a five year land supply. Members will be aware that the annual requirement for new houses within the Borough is increasing through the Government’s latest housing targets and that the new Local Plan is expected to be planning for a higher rate of house building than in recent years. The contribution of family housing on this site to that supply is an important element of a very special circumstances case.

8.9 The relative sustainability of the location is marginal. It is located within an area that does contain community facilities that will be used by residents of the new houses. It is an inherently attractive location for new houses. However, the nature of the development means that most residents will be car borne and a high percentage of trips will be by car. It is also not especially close to shopping and other facilities. It is not considered that weight can be applied to this factor.

8.10 Whilst the delivery of planning obligations and affordable housing is also of merit, those are required elsewhere through policy and therefore weight cannot be attached to those in terms of justifying the applicant’s case for very special circumstances.

8.11 As stated, previously, paragraph 88 of the NPPF advises that very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. In this case, the replacement of bad neighbour and visually unattractive uses with high quality family homes is considered sufficient to significantly outweigh the harm to the Green Belt and a very special circumstances case is considered to exist.

8.12 Very special circumstances exist which clearly outweigh the harm caused to

the Green Belt. Accordingly the principle of the residential development of the site within the Green Belt is acceptable.

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The Emerging Broxbourne Local Plan

8.13 The application site lies within a wider Area of Search that the Broxbourne Local Plan is considering for residential development. Indeed, lands to the east and south east of this site have been identified for potential development within the Council’s recently published Duty to Cooperate document on the Local Plan. Given the proximity, it could have been considered that planning permission for this site would be premature pending more detailed allocations emerging through the Local Plan. However, this site is visually self-contained and it is relatively isolated from the lands being considered for allocation to the east. Planning permission for this site would not therefore compromise the wider planning exercise being undertaken for the area.

Loss of Employment Activity

8.14 Policy EMP6 of the Local Plan seeks to retain existing local employment sites.

However, one exception within this policy is where the continued employment use would cause unacceptable environmental problems. Having regard to the nature of activities within the site, which include paint spraying, car repair and welding and heavy vehicle and skip storage and distribution, it is considered that there is considerable likelihood of occurrence of unacceptable environmental problems, including the generation of vehicle disturbances, noise and odours at the site and that the continuation of these would be to the further detriment and degradation of the amities of the local area. There also remains the potential for contaminants to enter the ground and watercourse, if not continually monitored and managed. Accordingly it is considered that the loss of the existing employment activities within the site would not be contrary to this local planning policy.

8.15 Policy EMP6 also expresses that development may be permitted if current

occupiers can be satisfactorily accommodated at alternative sites within the Borough. The applicant submits that ten full time equivalent positions of employment are currently located at the site. It is considered that the activities currently conducted at the site would be better served if relocated to alternative sites where other associated activities are already undertaken and would be symbiotic with these trades.

8.16 On balance, it is not considered that the loss of the current employment

activities undertaken at this site would be detrimental to the overall vitality of the economy of the Borough.

Design, layout and appearance

8.17 The designs of the dwellings are all of a style which reflects the design and features

of Burton Grange, which is located to the north-east of the site and in whose grounds the site once formed a part. There are five basic designs of housing, but each dwelling would be made distinct by use of differing finishes and orientation. The dominant architectural style would be ‘Tudorbethan’ in nature, with a mixture of red brick with red tiled hangings and render and beam finishes, some with all three finishes evident, and with red, brown or grey tiled roofing. The roofs would be multi-pitched, with a mixture of hipped, half-hipped and gable ended designs evident. All of the homes would feature ornate external chimney breasts on one or more elevations. The estate would be defined in part by its mixture of designs and finishes.

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8.18 Each property would be of two storey height and five bedroom accommodation and each would have either a double or triple detached garage set close to the main dwelling. All would have additional hardstanding to the front of their garages to provide additional on-site manoeuvring and parking. All dwellings would have low, fenced or wall and railing boundary enclosures and each vehicle entrance would have double gated access, separate pedestrian entrances would have single gates.

L - R - Plots 1, 2 and 7 (South Elevations)

L – R – Plots 3 and 1 (West Elevations)

L – R – Plots 2 and 4 (East Elevations)

L – R – Plots 14, 12 and 11 (West Elevations)

8.19 The estate would be served by one access onto Rags lane which is located mid-

point along the western boundary of the site. The road would split north and south along the central axis of the site and the spines would terminate at the entrance to each individual plot.

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Proposed Layout of Development 8.20 Overall it is considered that the design and styles of the proposed estate

would be complementary to the semi-rural setting and would be appropriate at this site in terms of layout and design.

Residential Amenity

8.21 As would be expected from the large, detached nature of the proposed dwellings, the internal living accommodation of each of the fourteen dwellings would meet and exceed all Council and national space standards.

8.22 External garden and amenity spaces are somewhat limited, but do exceed

minimum Council SPG standards and, given the semi-rural locality of the site, it is not considered that future residents of the proposed dwellings would lack for opportunity to enjoy outdoor activities, either within or outside the site. In addition, the site provides an area of outdoor amenity space in the south-eastern quadrant, in the form of the proposed wildflower meadow and wooded open space.

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8.23 Given the orientation, separation and general layout of the individual dwellings within the site it is unlikely that any material overlooking or other privacy issues would result within the site from the development and no losses of light or amenity would be inflicted between neighbours. The distance of separation from other residential clusters and the retained natural screening of the site boundaries would also ensure that no detrimental effects would occur at residences outside the site.

8.24 The development would have a positive impact on the amenity of nearby residents.

The disturbance and adverse effects created by the existing activities at the site would be removed and the introduction of managed open spaces at the site would generally improve the local environment. The applicant has submitted several quotes gleaned during their own local consultation process which suggest local support for the proposal. The Council’s own consultation process only gave rise to one representation, which supported the principle of the development but raised issues regarding the safety of the local highway network.

8.25 There would be no materially adverse effects to future residents or to existing

neighbours to the site resulting from the establishment of residential accommodation at this site.

Highways & Parking

8.26 The site would be accessed via an improved junction onto Rags Lane and the

internal estate road would branch to the north and south off the access road, forming a ‘T’ junction centrally within the site to lead north and south along the spine of the site.

8.27 Aside from Plot 1, each individual dwelling would be afforded on-site turning

provision. No vehicles would be required to manoeuvre within the site in reverse gear and all traffic would be able to enter onto the public highway in a forward gear.

8.28 Turning for delivery and service vehicles would be achievable at the hammerhead

junction of the spine and highway access routes and waste collection would be possible without operatives having the need to collect waste from any further than 25m from anywhere within the site.

8.29 Each property would be provided with an on-site waste storage area and an

independent refuse collection point outside the site, so that collection operatives would not need to enter the properties to collect refuse

8.30 Four of the properties would be provided with triple garages and three more

dedicated on-site parking spaces and the other ten plots would have double garages and an additional pair of dedicated spaces. This provision exceeds Council SPG standards, which only marks a requirement of up to three spaces for 4+ bedroomed dwellings. This overprovision ensures that there would be no overspill from visitor or occasional parking and is considered a beneficial and necessary expedient at this site as neither the on-site access routes nor Rags Lane provide any provision for on-street parking. Any occurrence of such parking would be highly detrimental to local highway safety and should be strongly discouraged, which this design accounts for.

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8.31 Each of the garages would be provided internally with accommodation space for two cycles, which would provide secure storage and it is considered likely that more could be provided within each site, without displacing any vehicular storage off site.

8.32 HCC Highways does not object to the proposal, however they have sought a

number of conditions relating to: completion of the access in accordance with approved plans; a requirement for improved pedestrian access and connection with inclusion of a dropped kerb; installation of chevron safety signage to be completed prior to occupation; all surfacing and access to be completed in accordance with an agreed SUDS scheme prior to occupation; an agreed scheme of re-landscaping and lighting for the redundant branch of Rags Lane adjacent to the site to be completed prior to occupation; wheel washing facilities and a traffic management plan to be in place prior to commencement of the works. These conditions comply with the tests for imposing conditions set out in the NPPF and should be included in any consent granted to this application. Details are included in the final section of this report.

8.33 The proposed vehicle access/egress provisions are considered acceptable

and on-site provision of parking, manoeuvring spaces and turning, cycle and refuse storage and collection meet Council standards and policy requirements. The improvement of pedestrian connections will be discussed further with the applicant and are the subject of proposed provisions within a section 106 agreement and are also covered by condition.

Drainage and Flood Risk

8.34 Although the site does not fall within a Flood Zone designation, the route of Rags

Brook forms the southern boundary of the site and an 8m buffer has been incorporated into the site layout to ensure that the Environment Agency is afforded space to work on the brook during any time of need. In addition, the wooded open space in the south-easterly corner of the site would provide a suitable catchment for any flood water in any conditions whereby the brook may be inundated with run-off. Topographically this is the lowest area of the site and would have ample accommodation for 100 year and even 1000 year flood eventualities.

8.35 The County Council, as the Lead Local Flood Authority, has confirmed that the

Applicant has provided sufficient detail to demonstrate that there is a feasible drainage scheme for the site including attenuation volumes and exploring the most sustainable drainage methods such as permeable pavements and swales. Such matters can be secured through the use of planning conditions.

Ecology

8.36 The application proposes the demolition of a building which contains a bat roost. Whilst the mitigation proposed within the submitted ecological survey is required, the applicant should be reminded through any planning permission given of their obligation to secure a license under the Conservation of Habitats and Species Regulations 2010.

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8.37 The application includes a proposal for ecological enhancements on undeveloped parts of the site. The Herts and Middlesex Wildlife Trust has been consulted on the application and has confirmed that the site is of limited ecological value and is capable of achieving no net loss to biodiversity. However they advise that planning conditions should be imposed to ensure that biodiversity enhancements are delivered.

8.38 There are no protected trees within the site. Around the edges of the site some areas have quite dense tree coverage, both within and without the boundary, and the curtilage with Burton Grange at the north-east side of the site abounds an area of protected growth within the grounds of Burton Grange.

Burton Grange TPO area – shown outside NE corner of application site

There are few trees located within the body of the site but no significant trees would be required to be removed to facilitate the development. Some of those which line the buffer area along the north bank of Rags Brook would require thinning to ensure access for maintenance of the watercourse. A condition to secure protection for trees during construction will be necessary and details of a comprehensive landscaping scheme for the development is also necessary. Submitted proposal drawings, which include the planned and managed wooded area, indicate that there would be a net increase in trees within the site overall.

Other matters

8.39 As a result of the current activities and their extent of use within the site, the land has a high potential for contamination from oils, solvents and heavy metals etc., the Council’s Environmental Health section has recommended that site investigations are undertaken prior to any development commencing. A condition is therefore recommended requiring this work to be carried out and any recommended mitigation measures to be completed prior to the commencement of any works.

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Planning Obligations/Affordable Housing

8.40 Local Plan Policy IMP2 states that the Council will seek planning obligations where they are appropriate. When seeking a planning obligation, the Council will also ensure that the obligations sought meet the tests set out in the National Planning Policy Guidance and are lawful under the CIL Regulations 2010. The size of the site is such that policy H13 of the Local Plan, which seeks the provision of 40% of dwellings as affordable housing, is also applicable.

8.41 The Council and the applicant have provisionally agreed a number of areas that

would be appropriate for planning obligations to mitigate the impacts of the development as follows:

Local educational facilities;

Local recreational facilities;

Local health facilities;

Local community and sports facilities and in particular the Rosedale Sports Club development;

Off-site environmental improvements – in particular the creation of safe routes to school from the development;

Off-site strategic and local transport improvements impacted by the proposed development;

Off-site affordable housing;

Skills/employment/training;

Apprentice(s) during construction. 8.42 Following a period of negotiation, the applicant has offered a sum of £1,232,000 to

address the foregoing. This is considered to be proportionate to the scale of the development and its relative impacts. The precise application of this sum to the foregoing will be further negotiated and agreed by the appropriate members and officers of the Council before it is finalised.

9. CONCLUSION 9.1 The proposed development would, by definition, be inappropriate within the Green

Belt and would clearly reduce the openness of the Green Belt. However, the applicant has demonstrated that very special circumstances exist which outweigh this harm. Those circumstances are considered to be the replacement of unattractive and bad neighbour commercial activities that are seriously detrimental to the Green Belt in this location with attractive new houses that will help meet the Borough’s housing need. Those new homes would be of a high quality of design set within an attractive self-contained development alongside the Rag Brook. Other material considerations including highways, loss of employment, ecology and landscaping have been addressed to the satisfaction of officers.

9.2 The scale of the development proposed is such that referral to the Secretary of

State is required prior to the Council granting planning permission for the dwellings, as a departure from its adopted Local Plan.

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10. RECOMMENDED that the Committee resolves to grant planning permission (subject to referral to the Secretary of State as a departure from the Local Plan) subject to the conditions set out below and the applicant first completing a planning obligation under s.106 of the Town and Country Planning Act 1990 (as amended) for the terms set out in this report

1) GEN01A Standard Time Limit – 3 years 2) GEN07 Development in Accordance With Numbered Plans 3) GEN13 Approval of Materials 4) GEN14 Approval of Surfacing Materials 5) LS01 Landscaping Scheme Required 6) LS02 Landscaping Details 7) LS07 Tree Protection 8) RES01 Permitted Development Rights Withdrawn 9) RES06 Parking Areas to be Maintained 10) RES07 Completion before Occupation (estates) 11) RES09 Private Vehicles (Garages) 12) RES22 Standard hours of Building 13) NONSTD (HMWT) 1: No development Prior to Approval of EDS 14) NONSTD (HMWT) 2: No development Prior to Submission of Bat Licence 15) NONSTD (Highways) 1: No development prior to completion of new

access & visibility splays 16) NONSTD (Highways) 2: No development prior to written approval of new

provision for pedestrian footway, dropped kerb and access onto Rags Lane (to North and West of site).

17) NONSTD (Highways) 3: No occupation until installation of chevron signage – completed to satisfaction

18) NONSTD (Highways) 4: No occupation before completion of surfacing and on-site access

19) NONSTD (Highways) 5: Construction Management Plan (to include wheel washing, measures to control dust and dirt, parking for site operatives, erection of site hoardings etc)

20) NONSTD (Highways) 6: No development prior to approval of Construction Traffic Management Plan

21) NONSTD (Highways) 7: No development prior to approval of improvements to Rags Lane including installation of lighting and footway to meet specifications given

22) NONSTD (Herts FRA) 1: Development in accordance with FRA 23) NONSTD (Herts FRA) 2: No development prior to written approval of

details of swale and drainage network 24) NONSTD (EH) No development prior to approval of site investigation and

remediation scheme – to be implemented on approval 25) NONSTD (County Toolkit): No development prior to approval of scheme

to provide five fire hydrants 26) NONSTD Management Scheme for communal areas/wildlife habitat areas 27) NONSTD No external lighting without prior approval by the LPA

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The following schedule sets out the applications outstanding in excess of the Statutory 8 week/13 week period as at 10 November 2015

Ref No Description & Location Reason for Delay/Comments

Expiry date

LARGESCALE MAJOR

TOTAL MAJOR THIS MONTH: 0

TOTAL MAJOR LAST MONTH: 0

SMALLSCALE MAJOR

07/14/0569/O Outline application for residential development of 13 dwellings, access, car parking, public open space and other related development - Former Wormley Primary School St Laurence Drive Wormley

Awaiting s.106 obligation.

26.09.2014

07/14/1133/O Outline application for the erection of 14 dwellings with associated access and landscaping - Land adjacent to 54, 56 & 58 Kennedy Avenue, Hoddesdon

Awaiting s.106 obligation.

19.03.2015

07/15/0119/F Retention, refurbishment and change of use of lock keepers cottage to class A3 (restaurant/café) use, relocation of electricity substation, and demolition of all other buildings for redevelopment to provide nine buildings comprising 115 residential dwellings - Hazlemere Marina, Station Road & Lea Road

Awaiting s.106 obligation.

07.05.2015

07/15/0126/F Variation to conditions 6 and 16 of planning permission 07/11/0403/F - Formerly Delamare House Delamare Road Cheshunt

Awaiting amendment from Applicant.

15.05.2015

07/15/0386/O Outline application for the erection two storey block of 10 flats - Land at formerly Old Highway Tavern 67 Old Highway Hoddesdon

Awaiting s.106 obligation.

10.08.2015

07/15/0423/F The demolition of the existing building on site, and the erection of a new part two, part three and part four storey mixed use building with a single commercial unit on the ground floor (use class A1-A4) and 36 new residential units (C3), car parking, landscaping and ancillary features (Re-

Awaiting s.106 obligation.

11.08.2015

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submission 07/14/0904/F) - New River Arms High Road Turnford

07/15/0587/F Conversion of existing offices to13 no. residential units (Refer listed building application 07/15/0586/LB) - Riverdene House and The Colonnade High Street Cheshunt

Awaiting s.106 obligation.

25.09.2015

07/15/0715/F Residential development of 14 dwellings - Cheshunt Park Farm Park Lane Paradise Cheshunt

Amended report to December P&R

27.10.2015

07/15/0766/F Change of use of first floor from offices (B1) to residential flat (C3) - 70A Stanstead Road Hoddesdon

Awaiting s.106 obligation.

07.10.2015

TOTAL SMALLSCALE MAJOR THIS MONTH: 9

TOTAL SMALLSCALE MAJOR LAST MONTH: 7

MINOR

07/11/0043/F Change of use of the existing first floor of the property from B1 office and premises to C3 residential dwelling, subdivision of first floor to create 4 no. self-contained residential flats - 89-93 Turners Hill Cheshunt

Awaiting withdrawal.

17.03.2011

07/11/0730/O Outline application for new footbridge over railway line at Park Lane, including bridleway route via level crossing to be discontinued with new alternative pedestrian footpath, cycle/bridleway route (Refer 07/11/0731/F) - Land opposite 116 Park Lane Waltham Cross

Awaiting s.106 obligation.

10.11.2011

07/12/0136/F Demolition of existing timber framed extension and construction of a new single storey rear extension to existing A3 shop premises - 37 High Road Broxbourne

Awaiting s.106 obligation.

12.04.2012

07/12/0703/O Outline application for first floor rear and side extensions, addition of a second floor and conversion to provide seven residential apartments (Re-submission 07/12/0064/O) - 75-81 High Street Waltham Cross

Awaiting s.106 obligation and additional information re parking

13.03.2013

07/13/0608/F Construction of 3 no. additional two bed flats at third floor level - Former Hoddesdon Snooker Club site Conduit Lane Hoddesdon

Awaiting clarification on S106 from applicant.

10.09.2013

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07/13/0980/F Erection of 2 no. two storey blocks to provide 32 rooms with communal facilities and parking for occupation in association with The Vicarage (Re-submission 07/13/0071/F) - 11 Amwell Street

Planning obligation received, awaiting issue.

17.01.2014

07/14/0566/F Re-alignment and introduction of traffic lights at the junction of Brookfield Lane West and Flamstead End Road - Road Junction Brookfield Lane West and Flamstead End Road, Cheshunt

Under consideration

27.08.2014

07/14/0634/F Demolition of existing place of worship and replacement with new Kingdom Hall and new minister's accommodation and new pedestrian access gate - Kingdom Hall Charlton Close Hoddesdon

Awaiting s.106 obligation.

09.09.2014

07/14/0867/F Continued use of vacant industrial site as open storage, parking and container storage (Refer 07/13/0868/F) - Plots F and L RD Park Essex Road Hoddesdon

Awaiting flood risk assessment.

21.11.2014

07/14/1041/F Retention of rear wall mounted air conditioning unit - 247A Turners Hill Cheshunt

Seeking further advice from Environmental Health

12/01/2015

07/15/0009/F Retention of storage container (Refer 07/13/0947/F) - Calves Croft Farm Darnicle Hill Cheshunt

Under consideration

03.03.2015

07/15/0155/F Demolition of existing (56-58 Turners Hill) and erection of a new three storey block of two retail units and seven residential units - 56-58 Turners Hill Cheshunt

Awaiting further information.

21.04.2015

07/15/0181/F Elevational alterations to second floor and replacement of existing roof plant with third floor extension to form 8 self-contained flats - 55-59 High Road Broxbourne

Awaiting S106 agreement.

28.04.2015

07/15/0267/F Change of opening hours from 7am to 11pm Monday to Sundays and Bank or Statutory Holidays to 7am to 11pm Sunday to Thursday and Bank or Statutory Holidays and 7am to 2am Friday and Saturday - 74 High Street Waltham Cross

To be amended by applicant.

22.05.2015

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07/15/0281/F Change of use from B2 (general industrial) to B8 (storage) of up to 35 self storage units (shipping containers) - Industrial Yard Essex Road Hoddesdon

FRA to be submitted.

22.05.2015

07/15/0284/F Erection of a four bed detached house (Re-submission 07/14/0333) - Lullingfield Yewlands Hoddesdon

Under consideration

02.06.2015

07/15/0345/F Demolition of existing stables and erection of replacement stable building - Feel Free Farm Cock Lane Hoddesdon

Awaiting further information.

17.06.2015

07/15/0377/F Erection of 2 no. two bed semi-detached dwellings - 118 Great Cambridge Road, Cheshunt

Awaiting s.106 obligation.

23.06.2015

07/15/0540/F First floor rear extension with new external staircase - 45 Turners Hill Cheshunt

Awaiting amended plans.

10.08.2015

07/15/0564/F Erection of steel feature entrance gates to both site entrances and the erection of a single storey substation to the south east entrance - Land off Halstead Hill and Barrow Lane Goffs Oak

Under consideration

14.08.2015

07/15/0573/F Demolition of existing car garage buildings and redevelopment of 1 no. three storey block of retail/office on ground floor and offices on first and second floors and 1 no. three storey block of 2 no. one bed and 4 no. two bed residential units - 110 Turners Hill Cheshunt

Under consideration

14.08.2015

07/15/0583/F Erection of a detached two bed bungalow - 39 Dudley Avenue Waltham Cross

Awaiting s.106 obligation.

18.08.2015

07/15/0625/F Relocation of storage containers - Windyridge Nursery Newgatestreet Road

Under consideration

28.08.2015

07/15/0634/F Brick-faced ventilation shaft - 110-114 High Street Hoddesdon

Under consideration

02.09.2015

07/15/0679/F Erection of a five bedroom detached house - Primrose Cottage Rags Lane Goffs Oak

Awaiting s.106 obligation.

11.09.2015

07/15/0706/F Stable block with feed and bedding barn - Land opposite Beaumont Manor Farm and adjacent to The White House Beaumont Road

Insufficient information provided

21.09.2015

A38

07/15/0716/F Erection of a sustainable, environment friendly 4 bed dwelling, including temporary underground training and education center,using renewable energies - Land North of Pylon Farm St James Road Goffs Oak

Awaiting amendments before submission to P&R

18.09.2015

07/15/0744/F Demolition of existing detached garage and erection of new two storey two bedroom detached dwelling - Rickless Lane Farm St James Road Goffs Oak

Awaiting S106 obligation

02.10.2015

07/15/0746/F Temporary construction access from Dark Lane for the redevelopment of the former St Mary's School (planning permission ref: 07/14/0076/F) - Former St Marys High School Site Churchgate Cheshunt

Awaiting further details in relation to highway comments

02.10.2015

TOTAL MINOR THIS MONTH: 31

TOTAL MINOR LAST MONTH: 25

OTHER

7/0287/08/F/WOL Change of use of ground and first floor to (B1) offices (Re-submission 7/1207/07/F/WOL) - 206 Turners Hill Cheshunt

Awaiting withdrawal.

02.06.2008

07/12/0110/F Change of use of ground floor shop to 2 bedroom self contained flat - 23 Whitley Road Hoddesdon

Awaiting s.106 obligation.

03.09.2014

07/12/0253/LDC Certificate of lawfulness for an existing use of part garden for the storage of building materials part open and part enclosed - 2 Longfield Lane Cheshunt

Under consideration.

23.05.2012

07/13/0107/F Change of use of first floor and loft from offices (B1) to residential three bed self contained flat (C3) - 120 High Street Waltham Cross

Awaiting s.106 obligation.

04.04.2013

07/13/0139/F Continued use of The Vicarage as a 17 bed hostel - 11 Amwell Street Hoddesdon

Awaiting s.106 obligation.

24.06.2013

07/14/0280/F

Small animal sanctuary with visitor facilities including ancillary outbuildings and various non-illuminated signage (Re-submission 07/13/0491/F) - Lucky Horse Shoes Sanctuary, Cock Lane, Hoddesdon

Under consideration.

31.07.2014

07/14/0393/F Change of use of ground floor from retail to self contained two bed residence with single storey rear extension - 39 King Edward Road

Awaiting s.106 obligation.

19.09.2014

A39

07/14/0483/F Change of use of first floor to self-contained flat and loft conversion with rear dormer - 2 Clarendon Parade Turners Hill

Awaiting s.106 obligation.

31.07.2014

07/14/0809/LDC Certificate of lawfulness for the existing use of agricultural building for B8 (storage) - Brook Farm Cuffley Hill Cuffley

Awaiting information.

04.11.2014

07/14/0896/F Brook Farm Cuffley Hill Cuffley - Retrospective change of use of agricultural buildings (Units A, B, H and I) to Class B8 (storage) use

Under consideration.

02.12.2014

07/14/0940/F Variation to conditions 1 and 2 of planning permission 07/11/0037/F to permit further occupation of the plot - 19 Leeside Wharf Road Wormley

Under consideration.

15.12.2014

07/14/0941/F Variation to conditions 1 and 2 of granted permission APP/W1905/C/11/2151926 to permit further occupation of the plot - 23 Leeside Wharf Road Wormley

Under consideration.

15.12.2014

07/14/0946/LB Listed building consent to re-roof The Beaufort Suite Hall - Beaufort Suite Bishops College Churchgate

Requires Secretary of State decision.

06.01.2015

07/14/1115/F Removal of condition 16 of planning permission 7/0078/05/F/WX -Newsprinters( Broxbourne) Ltd Great Eastern Road Waltham Cross

Under consideration.

06.02.2015

07/15/0036/F Variation to condition 3 of planning permission 07/13/0583/F that the workshop is completed in accordance with the proposals contained in drawing SG-019 A - Feel Free Farm Cock Lane Hoddesdon

Under consideration

11.03.2015

07/15/0499/LDC Certificate of lawfulness for the existing use of the pool house as a beauticians - Brackendale St James Road Goffs Oak

Awaiting more information

30.07.2015

07/15/0500/LDC Certificate of lawfulness for the existing use of the outbuilding as a graphics design and sign making business - Brackendale St James Road Goffs Oak

Awaiting more information

30.07.2015

07/15/0501/LDC Certificate of lawfulness for the existing use of the garage as a residential dwelling - Brackendale St James Road Goffs Oak

Awaiting more information

30.07.2015

07/15/0586/LB Listed building consent for alterations for the conversion of existing offices to residential units (Refer 07/15/0587/F) - Riverdene House 140 High Street Cheshunt

Awaiting s.106 obligation.

21.08.2015

A40

07/15/0611/HF Replacement single storey garden studio/garage - 36 New Road Broxbourne

Under consideration

26.08.2015

07/15/0621/F Variation to condition 3 of planning permission 07/10/0654/F - inclusion of words - The Hertfordshire Golf and Country Club White Stubbs Lane

Under consideration

24.08.2015

07/15/0628/F Variation to S106 agreement - The Hertfordshire Golf and Country Club White Stubbs Lane

Under consideration

31.08.2015

07/15/0638/HF Retention of new garden fence - 33 Chadwell Avenue Cheshunt

Under consideration

03.09.2015

07/15/0698/F Variation to conditions 3-7of Listed Building consent 07/10/0655/LB - inclusion of words 'save for formation of foundations' after 'no works' Refer 07/15/0621/F - The Hertfordshire Golf and Country Club White Stubbs Lane

Under consideration

15.09.2015

07/15/0725/LDP Certificate of lawfulness for a proposed single storey side and rear extension, front porch and loft conversion with rear dormer - 35 Bell Lane Broxbourne

Insufficient information

28.09.2015

07/15/0741/F Use of the existing premises in Trident Industrial Estate to allow for flexible uses within classes B1(b), B1(c), B2 and B8 - Trident Industrial Estate Pindar Road

Under consideration

02.10.2015

07/15/0765/F Change of use from single family dwelling to HMO - 3 Stoneleigh Close Waltham Cross

Awaiting amendments

08.10.2015

07/15/0774/HF Two storey side extension, two storey rear extension and loft conversion with two rear dormers and single storey front entrance extension - 527 Goffs Lane Goffs Oak

Under consideration

09.10.2015

07/15/0799/HF Two storey front, single storey rear and first floor rear extensions - 61 Barrow Lane Cheshunt

Awaiting withdrawal

19.10.2015

07/15/0809/HF Single storey side/front and conversion of garage into habitable room (Re-submission 07/15/0060/HF) - 15 Hickman Close Broxbourne

Under consideration

22.10.2015

07/15/0811/LDP Certificate of lawfulness for a proposed loft conversion with rear dormer and change in roof shape from hipped to gable - 7 Hillview Gardens Cheshunt

Insufficient information

23.10.2015

A41

TOTAL OTHERS THIS MONTH: 31

TOTAL OTHERS LAST MONTH: 20

GRAND TOTAL THIS MONTH: 71

GRAND TOTAL LAST MONTH: 52

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