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PLANNING AND REGULATORY COMMITTEE

12th November 2019

PLANNING APPLICATIONS FOR DETERMINATION

Item 1: 07/18/1146/F Location: Oaklands Yard, Essex Road, Hoddesdon, Herts. EN11 0BX Description: Demolition of 12 No. garages and construction of 2 No. two bed

dwellings, 18 No. three bed dwellings, 6 No. one bed flats and 34 No. two bed flats (total 60 dwellings) with associated access road, car parking, external works and landscaping.

Applicant: B3 Living Agent: Vincent and Gorbing Date Received: 29.11.2018 Date of Committee: 12.11.19 Officer Contact: Gill Forbes Expiry Date: 04.03.2019

Ward Councillors: Cllr Ayling, Cllr A Banks and Cllr Payne 1.0 CONSULTATIONS 1.1 Hertfordshire Highways – Awaiting comments. A verbal up-date will be provided to

the Committee. 1.2 Environment Agency – Do not object to the proposal subject to conditions relating

to prevention of risks of pollution to controlled waters. 1.3 Environmental Health – Incorrect and insufficient information has been provided in

relation to external and internal noise mitigation so recommend that conditions are attached to address these issues such as specification of acoustic barrier, balconies to be configured to fall outside of a noise climate in excess of 55dB and internal noise mitigation scheme.

1.4 Hertfordshire County Council – Awaiting comments. A verbal up-date will be

provided to the Committee.

1.5 Leisure Services – No objection subject to landscaping condition.

RECOMMENDED that permission be granted subject to completion of a legal

agreement and the planning conditions set out at the end of this report.

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1.6 Hertfordshire County Council – Growth and Infrastructure Unit - Financial contributions sought for youth and library facilities.

1.7 Hertfordshire County Council – Seek provision of fire hydrants to serve the

proposed buildings, as set out within HCC’s Planning Obligations Toolkit, through a S106 agreement.

2.0 PUBLICITY 2.1 The application was advertised by means of a site notice and 51 individual

neighbouring letters were sent to the following properties:

1-6 Parrotts Field 8C, 9-21 New River Close 9, 11-22, 24, 26, 28, 30, 32, 34, 36, 38 Stortford Road D & D Commercials, Pumping Station, PCL Transport, Jewsons Ltd, Essex Road 90, 92, 94, 96, 98, 100 Old Essex Road

2.2 The neighbouring properties as listed above were re-consulted on the amended layout and design received in October 2019.

3.0 REPRESENTATIONS 3.1 Two objections were received to the initial layout and design from local residents at

98 Old Essex Road and 28 Stortford Road in response to the plans on the following grounds:

Vehicle access to the rear of property 98 Essex Road will be lost;

Property will be devalued;

Object to changes in layout as properties would now overlook 28 Stortford Road and access would be allowed from Stortford Road.

4.0 RELEVANT LOCAL PLAN POLICIES 4.1 The following policies of the Borough of Broxbourne Local Plan Second Review 2001- 2011 (adopted December 2005) apply:

SUS3 Waste and recycling SUS12 Development on Contaminated Land SUS15 Ground and Surface Water Protection H2 Maximising the Development Potential from Sites H8 Design Quality of Development H11 Housing Densities in New Development on Unallocated Housing Sites H12 Housing Mix H13 Affordable Housing H14 Securing Provision of Affordable Housing HD13 Design Principles HD14 Design Statement on Local Character HD16 Prevention of Town Cramming HD17 Retention/Enhancement of Landscape Features HD19 Waterside Green Chains T3 Transport and new development

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T10 Cycling Provision T11 Car parking IMP2 Community & Infrastructure Needs Linked to New Development

4.2 The draft Local Plan 2018-2033 was submitted to the Secretary of State for independent examination on 16 March 2018. The following draft policies are a material consideration in assessing this application:

DSC1 General Design Principles DSC3 Design Affecting the Public Realm DSC5 Sustainable Construction DSC6 Designing Out Crime H1 Affordable Housing H3 Housing Mix W1 Improving the Quality of the Environment W2 Water Quality W3 Water Efficiency W4 SuDS NEB1 General Strategy for Biodiversity NEB3 Green Infrastructure NEB4 Landscaping and Biodiversity in New Developments EQ1 Residential and Environmental Quality EQ2 Air Quality EQ4 Noise EQ5 Contaminated Land TM1 Sustainable Transport TM2 Transport and New Development TM3 Access and Servicing TM4 Electric Vehicle Charging Points TM5 Parking Guidelines 4.3 The Borough-wide Supplementary Planning Guidance (SPG) (August 2004,

updated 2013) is relevant to this application as it provides design guidance for dwellings.

4.4 The National Planning Policy Framework (NPPF) 2019 should also be considered

as it sets out the Government planning policies for England and how these are expected to be applied.

4.5 The Council’s Essex Road Gateway Development Brief (April 2011) includes the

Oaklands Yard site. In the brief, the vision for the site is to deliver an attractive and high quality housing development.

4.6 The Interim Policy for Residential Car Parking Standards (February 2011) is a

relevant consideration.

4.7 The Technical Housing Standards – nationally described space standards (March 2015) are also relevant.

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5. LOCATION AND DESCRIPTION OF SITE 5.1 The application site, known as Oaklands Yard, is accessed off Essex Road and

was previously mainly used for storage and distribution (Class B8), although a two storey office building was situated near the front of the site and occupied by a cleaning company. The approved 2014 application for 71 residential dwellings has commenced through the demolition of buildings on the site.

5.2 Oaklands Yard is located approximately half a mile to the east of Hoddesdon town

centre. The key employment/industrial area of North East Hoddesdon is located on the opposite side of the New River. The river runs along the south-eastern boundary and provides a natural barrier to the busy Essex Road and the industrial area beyond.

5.3 The site has an area of 0.97 hectares with approximate dimensions of 110 metres

(south-west to north-east) by 95 metres (north to south).

5.4 Two storey residential dwellings in Stortford Road are located to the north-west and

garages which are owned by B3 Living are located in the north-western area of the site off Stortford Road.

5.5 A new B3 Living residential development of 13 affordable two storey houses is

located in New River Close. This is to the immediate north-east of Oaklands Yard and rear gardens of seven of the new dwellings back onto the application site with the flank of a further dwelling immediately beyond the eastern boundary.

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5.6 The application site is fairly level, but there is a gentle slope up from Essex Road and a further slope up to dwellings in Stortford Road.

5.7 The site is located in Source Protection Zone 1 which means groundwater here will

form part of the public drinking water supply within 50 days.

View of Oaklands Yard across the New River taken before site cleared

View of Essex Road and the New River – Partial tree screening to Oaklands Yard on left

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View of the New River from the site

View from Essex Road showing elevated position of Oaklands Yard above the bank of the New River

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View from the entrance into the site looking towards New River Close

View from the entrance into the site looking north-east towards properties in Essex Road and Stortford Road

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View of entrance from Stortford Road

View of north-eastern section of B3 Living owned garage area to be incorporated into the site

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6.0 PROPOSAL 6.1 This is an amended housing development for a full application for a residential

development now consisting of 2 No. two bedroom and 18 No. three bedroom houses and two apartment blocks with pitch roofs and gable ends with lower linking structures containing stairways, or in the case of the south-western block, a contrasting central feature containing flats. The blocks vary in height from three to four storeys. The apartment blocks would comprise of 6 No. one bedroom and 34 No. two bedroom apartments. This equates to a total of 60 residential units on the site and a reduction in the number of dwellings from both the previously approved schemes (reference 7/14/0026/F and 7/16/0388/F) and the initial submission for the application subject of this report. It is proposed that the development would provide 100% affordable housing. Unlike the approved scheme that contained underground parking, all parking within this proposal would be at surface level.

6.2 The houses would be a mixture of detached, semi-detached and terraced and

include three storey town houses with rooms in the roof and two storey dwellings. The heights vary depending on the style of house, but the town houses would be approximately 9.4 metres high, 5.3 metres wide, and 9 metres deep and the two storey dwellings approximately 8 metres high, 8.3 metres wide and 6 metres deep. A combination of houses and flats would be arranged along both sides of the linear access road from the entrance with a further line of housing consisting of three small terraces and one pair of semi-detached dwellings parallel with New River Close. All of the houses that lie parallel with New River Close would have adjacent surface car parking providing spaces for 25 vehicles and two parking spaces would be provided for the houses on plots 1 and 2 to the north-west of the access road. The six houses in the north-western area of the site would have a parking courtyard to the rear and six visitor spaces to the side of plot 3. There are a total of 11 visitor spaces and 34 unallocated parking spaces throughout the site. The apartments would be mainly provided within two blocks. One block would back onto the New River and would be approximately 40 metres long and 10 metres wide and between 12 and 16 metres high with the number of storeys varying between three and four storeys. The second block would be closer to Essex Road and form an ‘L-shape’ with the longest section measuring approximately 44 metres and would also vary between three and four storeys. The closest apartments to Essex Road would step down to three storeys.

6.3 Vehicular access would be from the existing entrance off Essex Road with the width

increased to allow two-way traffic. A new pedestrian link from Stortford Road into the site would be created and an existing garage courtyard consisting of 12 garages owned by B3 living would be incorporated into the site. There would be no through traffic.

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6.4 The majority of the houses would back on to New River Close although two

dwellings would have a flank wall facing Nos. 20/22 and 26/28 Stortford Road and there would be dwellings backing on to the flank of No. 100 Essex Road.

6.5 In total there would be 60 dwellings providing 132 bedrooms and the housing

density would be 62 dwellings per hectare. The previous scheme provided 147 bedrooms with a housing density of 73 dwellings per hectare.

3-D image of revised scheme

Site layout as amended

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6.6 A communal open grassed area would be included towards the centre of the

development with additional smaller soft landscaping setting around the site. A line of SUDs/swales form part of the landscaping following the line of the front of the south-eastern apartment block. All the houses would have private rear gardens which would vary in size and shape due to the irregular boundary of the site. Plot 1, which is closest to Essex Road would have a 1.8 metre brick wall with 0.4 metre timber above to mitigate against noise from traffic on Essex Road. Other boundary treatments would be secured by condition.

Image of proposed development from Essex Road access

Image of apartments from within the site

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6.7 Although the existing conifer screening along part of the boundary with the river bank would be removed it is proposed to introduce trees, shrubs and hedging as part of a comprehensive landscaping scheme for the site. However, the landscaping would also be secured by condition if members were minded to approve this development.

Elevation of proposed apartments in south-western area of site

Elevation of townhouses

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7.0 RELEVANT HISTORY 7.1 The site had historically been used for commercial/industrial purposes, but was

granted planning permission for residential use in 2015 to provide 11 No. two bedroom and 12 No. three bedroom houses, together with 2 No. three storey blocks of 14 No. one bedroom and 34 No. two bedroom apartments with associated access, car parking, cycle parking, refuse storage and amenity area, reference 7/14/0026/F. This application was subject to a S106 contribution of £622,435

The application has been implemented by the demolition of the industrial buildings originally on the site.

7.2 Plans showing the site layout and design of the previously proposed apartment

blocks are shown below:

Elevations and layout plan of two storey houses on western side of access road

Section images of views within site

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7.3 A further application to vary Condition 2 of 7/14/0026/F relating to construction of

the development in accordance with the approved plans, (reference 7/16/0388/F), was submitted in 2016. Members were minded to approve this application which provided the same number and combination of dwellings, but sought to change the design of the apartment blocks, and realign them to allow greater space between the blocks.

7.4 The plans below show the previously amended proposed design and layout

changes:

Proposed site layout

Proposed elevation and ground

floor Plan

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7.5 The application for Oaklands Yard (reference 7/17/1289/F), sought amendments to

planning conditions attached to planning permission 7/14/0026F to delaying submission of surveys and additional information from pre-commencement to ‘before any works above ground level commence’, except for the demolition of the existing buildings within the site. This application was approved in 2018 and as demolition is also regarded as development, the completion of these works allowed the implementation of the proposed development first approved in 2015 and provided more time for relevant surveys and information to be submitted at a later date for discharge.

Revised 2016 layout

Revised 2016 elevation and floor plan

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7.6 Members will recall that a further revised scheme for Oaklands Yard was presented to the May 2019 committee with a recommendation for refusal with six reasons

quoted as follows:

overdevelopment;

large, bulky and dominating apartment block;

insufficient on-site parking provision;

insufficient provision of electric vehicle charging points;

detrimental visual impact of SUDS detention basin and,

lack of agreement to enter into Section 106 agreement and no comprehensive appraisal in relation to viability.

Original site layout received with the 2018 application, now revised as shown at paragraph 6.3

Original 3-D image received with the 2018 application, now revised as shown at paragraph 6.5

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7.7 At the May meeting the applicant requested, and was granted, a deferral to allow time for the above reasons for refusal to be addressed. The applicant’s response to the initial issues, including a new layout and redesign of, in particular, the apartments is now subject of this latest report to Committee.

8.0 APPRAISAL

8.1 The main issues to consider are:

i. The principle of redevelopment for residential use; ii. Design, layout and appearance; iii. impact on amenity of neighbouring residential dwellings; iv. Visual impact on the street scene; v. Highways and parking and, vi. Planning Obligations

The Principle of Redevelopment for Residential Use

8.2 The NPPF (paragraph 47) requires Local Planning Authorities to “boost significantly

the supply of housing” by retaining a five year supply of housing land and states that small and medium sized sites can make an important contribution to meeting the housing requirement of an area. Development of this site for housing would contribute to the housing supply. The NPPF also supports the development of under-utilised land and brownfield sites and sets out a presumption in favour of sustainable development. This includes approving applications that accord with policies in the Local Plan. The compliance of the proposal against the Local Plan will be assessed within this report.

8.3 A design brief known as ‘Essex Road Gateway Development Brief’ (April 2011), considered that a change of use from storage/distribution (Class B8), to residential was appropriate for this site so long as the layout and design respects residential properties to the north and west. The principle has also since been established through the approval of the 2014 and 2016 planning applications detailed above.

8.4 Local Plan policies support maximising the development potential from sites and providing a mix of housing for a balanced community. The Oaklands Yard development would provide a mixture of two and three bedroom houses and one, two and three bedroom apartments which would be 100 percent affordable and include shared ownership and rented houses and flats.

Design, Layout and Appearance

8.5 The layout of the proposed development has been influenced by the size, shape and external features surrounding the site. The site lies adjacent to existing residential dwellings on two sides with Essex Road and the New River enclosing the remainder of the site.

8.6 The slightly elevated position of the site and the unrestricted views from Essex Road across the New River would result in the proposed dwellings being highly visible from public views.

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8.7 The proposed development would include two and three bedroom houses with all except the six affordable rent properties with allocated surface car parking. The dwellings would be mainly town houses with 2 No. two storey dwellings near to the Essex Road junction. The development would include detached, semi-detached and terrace properties. All would have steep pitched roofs with slate grey roof tiles, gable ends, and be constructed using a multi buff brick colour interspersed with areas of dark grey weatherboarding in accordance with the CGI’s submitted. All external finishes would be conditioned if members were minded to agree this latest scheme. Some houses would have Juliet balconies. A variety of sizes and styles of window openings would be incorporated to create a modern and distinctive design and allow a degree of individuality.

8.8 The houses would be arranged in a linear form fronting the internal roads that form

a ‘T- shape’ from the access off Essex Road and then bends to the north –east leading to parking in front of the apartments, and ending at a parking courtyard.

8.9 Previous schemes had avoided the extent of hardsurfacing by placing the majority of car parking spaces underground. The applicant has however rejected this solution as too costly. In initially seeking to retain the same number of dwellings a large area of the site was dedicated to surface parking to the overall detriment of the scheme. The amended scheme shows a reduction in dwellings on the site from 71 to 60 and an increase in soft landscaping which, although providing less green space than either of the approved schemes does help to redress the balance with a better layout and setting for the dwellings.

8.10 An area of soft landscaping of approximately 400 square metres is provided in the southern part of the site that would be in a visually prominent position and there is further open space between the apartments and the New River which allows a softer and more attractive setting for the buildings. As a result, the area of open space would now enhance the overall appearance of the site both internally and from the public realm. The new layout made possible by the reduction in the number of dwellings within the site is considered to have successfully addressed the previous concerns relating to overdevelopment and predominance of hardstanding.

8.11 The splitting of the apartments into two blocks at right angles to each other allows a break in the built form, and views through to the New River which allows a more open layout and appearance. The roof shapes of the houses and apartments, unlike in the previous proposal which was completely different, now is of a similar shape with pitched roofing throughout. The roofing colour and fenestration across the scheme would also match. A sense of cohesion in the design would now enhance the general appearance of the site.

8.12 Whilst the CGI’s of this development present an agreeable visual appearance for

the new housing, it is essential that the elevations are successfully detailed and articulated through e.g. window reveals, doorway details, eaves details and material finishes. A condition is proposed to address these.

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8.13 The cohesive design and appearance of the proposed houses and apartment blocks are considered to provide an attractive and individual development that would enhance the New River setting and the surrounding area. The layout would have a balance of hardstanding, surface car parking and soft landscaping that would result in a more open and attractive setting for the dwellings. The proposal therefore complies with Local Plan Policies H8, HD13, HD14, HD16 or HD19.

Trees and landscaping 8.14 All the houses would be provided with private rear gardens that would meet or

exceed minimum size standards as detailed in the SPG.

8.15 The main area of communal open space would be accessible as it would be near the centre of the development. The changes to the size and layout of the apartments would provide the opportunity for the landscaped area to provide a visual break in the otherwise urban appearance of the built form, internal road and surface car parking. Smaller areas of soft landscaping are also incorporated into the layout to soften and enhance the overall appearance of the development.

8.16 The previous large detention basin has now been replaced with a combination of permeable paving an infiltration system discharging into the Essex Road sewer and limited SuDS/Swales between the south-eastern apartments and surface car parking. This drainage solution has been accepted by the Local Flood Authority in a pre-application response, but a response to the Council’s re-consultation is currently outstanding. The current drainage solution would leave the main area of soft landscaping as an attractive, centrally placed constantly available amenity space.

8.17 There are a few poor quality, possibly self set, trees within the site which equate to six individual trees and three small groups. All trees within the site are recommended for removal in an arboricultural report submitted with the application. To mitigate against the loss of trees a planting scheme is proposed as part of the landscaping for the site for which a condition would be required if the Council was minded to grant approval. This would result in an overall gain in the number and quality of trees.

8.18 Japanese knotweed has been identified, spreading from the north-east corner of the site. A method and proposal to eliminate the plant in this area has been provided during the course of this application and confirmation has now been received that the knotweed has been removed from the site.

Amenity for Existing and Future Residents 8.19 The local and national standards set out minimum dwelling sizes of 50 square

metres for 1 bedroom, two person, 70 square metres for a 2 bedroom, four person dwelling and 86 square metres for a 3 bedroom, five person dwelling. This scheme would provide 2 No. 2 bedroom, four person houses with a size of approximately 84 square metres, and 18 No. 3 bedroom, five person houses of between100 and 105 square metres. Minimum dwelling sizes would be achieved.

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8.20 With regard to the size of the proposed apartments, the one bedroom, two person flats would be 50 square metres, and 2 bedroom, three person flats would be 61-64 square metres and 2 bedroom, four person flats would achieve 70 square metres. The local and national standards state that the minimum size of one or two person flats should be 50 square metres and three person flats should be at least 60 square metres. The sizes of the proposed apartments therefore either meet or exceed minimum size standards.

8.21 Local Plan Policies H8 and HD16, together with the Council’s SPG seek to ensure that new development proposals do not materially harm the amenities of existing local residents. The nearest proposed dwellings would be 12 metres from the rear of Nos. 20 to 22 Stortford Road, but there would be no windows in the flank wall of the proposed Plot 8. The Council’s SPG states that a minimum of 12 metres should be achieved between windows of habitable rooms and a blank wall of a neighbouring dwelling in order to maintain a reasonable outlook, so guidance is complied with in this regard. There is a distance of 14.3 metres from existing properties Nos. 26 to 28 Stortford Road to the flank of Plot 9. The new dwelling would have a flank wall facing the properties in Stortford Road with a first floor window serving a landing and a secondary bedroom window. This would be conditioned to be obscure glazed and non-opening so would not result in any overlooking issues. Two storey dwellings in New River Close back on to the Oaklands Yard site and window to window distance of approximately 25 metres would be achieved so there would be no material loss of privacy to local residents.

8.22 The occupier of No. 98 Essex Road has raised an objection stating the

development would impact on their right to vehicular access to their property. However, the existing en-block garages that are owned by B3 Living appear to block any vehicular access to the rear garden. There are only back gates for pedestrians in situ, and a pathway would remain leading to the rear of properties in this part of Essex Road so there would be no detrimental impact on neighbouring properties.

8.23 Within the site, houses have some dual aspect rooms and habitable rooms have

windows that look across front parking spaces and the internal road or across private rear gardens, but a reasonable outlook is achieved. Throughout the site, the internal room layout has been designed so that windows to habitable rooms do not face each other in close proximity with mainly kitchens located to the front facing the highway.

8.24 There would be windows to habitable rooms in the upper levels of the apartment block that would overlook the private amenity space of the houses, particularly plots 19 and 20. The nearest would be Plot 20, but the side boundary would be approximately 20 metres from the front elevation of an apartment block. The windows would look across the public open space of the internal road and parking spaces so would not be an unusual relationship for an urban area.

8.25 The bedrooms of the houses would either meet or exceed national internal space standards of 11.5 square metres for double bedrooms and 7.5 square metres for single bedrooms. The bedroom sizes would meet internal space standards and would be regular shapes and allow for a reasonable layout of furniture so would achieve reasonable living conditions for potential occupiers.

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8.26 Overall it is considered that the proposal complies with Policy H8 and the Council’s SPG as only impacts of an acceptable level would occur to the amenity of future occupiers of the proposed development or to occupiers of existing neighbouring dwellings.

Highways and Parking

8.27 The use of the site for residential and the number of trips that would be likely to be

generated from such use and the impact on the highway has already been accepted through approval of the previous planning approval for residential.

8.28 With regard to parking, the Council’s Interim Policy for Residential Car Parking

Guidelines (February 2011), recommend 1.5 spaces for one bedroom dwellings, 2 spaces for two bedroom properties and 2.5 spaces for three bedrooms. On this site 60 dwellings are now proposed that would contain a mixture of one, two and three bedroom properties. In order to comply with the Council’s parking guidelines a total of 126 spaces would be required. The proposed scheme would provide 91 surface parking spaces for the houses and apartments although no disabled parking bays are included. This results in a shortfall of 35 spaces and equates to 72% of the Council parking guideline being achieved (the previous layout on this application only achieved 66%). There is public transport available from Hoddesdon Town Centre and Rye Park Main Line Railway Station is about 1 km away and the applicant has provided generic details of levels of car ownership from other B3 Living developments which states that 21.3% of B3 Living households do not own a car. The number of parking spaces for the development would allow for the provision of 2 car parking spaces for each house and 1 parking space for each flat, with eleven visitor spaces also available. On balance the proposed on-site parking level is considered acceptable.

8.29 Allocation of the parking spaces on the site is proposed to the shared ownership

flats and houses with one allocated space per flat and two allocated spaces per house (total of 46 spaces allocated), with 11 visitor spaces and 34 unallocated spaces for the remaining affordable rent flats and houses. This is based on the applicant’s knowledge of parking requirements for their existing sites and would allow for some flexibility within the site and is therefore considered a reasonable arrangement.

8.30 Bicycle storage areas would be located within three communal secure storage

areas in the southern part of the site for the apartment blocks providing 38 spaces and sheds are proposed for the rear gardens of the houses. The provision of bicycle spaces would achieve one space per dwelling and therefore complies with Council standards.

8.31 The NPPF states that new developments should be designed to: “incorporate facilities for charging plug-in and other ultra-low emission vehicles;” and this is echoed in Policy TM4 of the emerging Local Plan that expects all

parking spaces within new housing developments to have EV charging points. Although the applicant has stated that ownership of electric vehicles amongst their tenants would be very low six charging points are now proposed for installation in the visitor parking bays. In addition duct work is to be installed to the remaining parking bays to allow additional charging points to be added in the future.

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8.32 The vehicular access would remain in the same location, although it would be widened to allow two-way traffic.

8.33 Works have now commenced to build a new Essex Road Bridge which would result

in this part of Essex Road becoming a cul-de-sac which would improve the local highway to the benefit of potential residents.

Refuse and Recycling

8.34 Internal refuse areas are included in the design of the apartments. For flats 1 and 2 internal stores at ground level provide sufficient space to accommodate refuse and recycling bins. Flats 3 to 26 also have internal bin storage. However, this is shown as accommodating 11 Eurobins which the Council’s waste SPG states are only to be used for refuse storage. The SPG considers that communal 360 litre and 240 litre wheeled bins should be used for recycling, but there is insufficient space within the proposed bin store to accommodate the required number of wheeled bins. There is also a maximum carry distance from the door of a dwelling to the waste storage area of 30 metres. This would not be achieved for Flats 23-26 which are approximately 36 metres away from the bin store.

8.35 Although a reasonable carry distance can be achieved for potential occupants of

Flats 27 to 40, the bin store is also designed to accommodate only Eurobins (12) with no provision of the required recycling wheeled bins and insufficient capacity is provided to change this. The 10 metre carry distance as detailed in the Waste SPG is also exceeded by approximately 4.5 metres from this bin store to the collection point.

8.36 Comments are awaited from the Council’s Waste Management regarding the

practicality of a refuse freighter manoeuvring within the site.

8.37 Overall, the waste/recycling provision does not achieve SPG standards and resolutions have been sought from the applicant’s agent.

Planning Obligations

8.38 A development of this scale would normally be subject to significant planning obligations in accordance with adopted Policy IMP2 to address the impact of the development on the local area. Following a viability appraisal, a S106 for £622,435 was entered into in relation to the approved 2014 planning application and the site would have been acquired in full knowledge of this obligation.

8.39 In regard to the current application the specific obligations sought to date have

included £86,675 towards sustainable transport and £7,002 towards youth services and libraries. In normal circumstances, it would also be anticipated that contributions would be made to education and community facilities. However, the applicant has stated that financial contributions are unviable on the basis that this development is proposing to provide 100% affordable housing in lieu of any financial contribution. This would be secured by S106. A viability assessment has been submitted and it is anticipated that the results of an independent assessment will be reported verbally at the Committee meeting.

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Other Matters 8.40 Due to the historic use of the site there is likely to be some contamination of the

land, and an investigation into this matter would be requested by condition should it be resolved to approve this application.

9.0 CONCLUSION 9.1 The proposed development of the site for housing is considered to be acceptable in

principle and accords with the provisions of the NPPF, the Local Plan and the Council’s Essex Road Gateway Development Brief.

9.2 The previous concerns relating to overdevelopment of the site, lack of parking and

dominance of the apartment block have been addressed by the reduction of the number of dwellings within the site from 71 to 60; the improved ratio of on-site parking provision to allow 2 parking spaces per house, 1 parking space per flat and 11 visitor spaces; and a redesign of the apartment blocks to provide better coordination between the appearance of the flats and houses together with provision of a visual break in the apartments to form two separate blocks reducing massing and bulk.

9.3 The open green space within the site has been increased in size and would be more visually prominent, and would no longer be used for SuDs. This results in a softer landscaped setting for the buildings, lessening the previous hard urban appearance and an improved provision of amenity space for the benefit of potential occupants.

9.4 Although, electric vehicle charging points would not be immediately provided for each parking space within the site, there would be six spaces with charging points, and the ducting would be in place for the remaining 85 spaces. This would accord with the NPPF.

9.5 At the time of writing this report there remain areas requiring clarification and resolution an update to which will be reported verbally at the Committee meeting. These include an independent opinion on the viability assessment, comments relating to on-site drainage from the Local Flood Authority, highways comments, Waste Management comments on refuse/recycling proposals and manoeuvrability of refuse freighters and a resolution from the applicant in relation to waste storage and recycling bin provision and carry distances.

10. RECOMMENDED that permission be granted subject to the applicant first completing a planning obligation in regard to the provision of 100% affordable housing under S.106 of the Town and Country Planning Act 1990 [as amended] and the conditions set out below:

1. Standard time limit – 3 years

2. Development in accordance with the approved numbered plans

3. Details/samples of external facing and roofing materials and balcony and door

design and finishes together with detailed drawings showing eaves, window

and door reveals to be submitted to the LPA for approval in writing.

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4. Surfacing materials to be submitted for approval by LPA in writing

5. Details of all screen and boundary walls and fences to be submitted for

approval by LPA in writing

6. Fencing to be erected and retained as approved

7. Detailed drawings and materials of secure cycle storage for flats to be

submitted for approval by LPA in writing

8. Drawings showing ground levels including cross section of SuDs/ Swales and

levels of thresholds of all proposed buildings to be submitted for approval by

LPA in writing.

9. Detailed drawings of surface water drainage and sewerage to be submitted to

LPA for approval in writing

10. Ground contamination assessment, remediation and validation

11. A Landfill Gas Risk Assessment Report is required to assess the risk of landfill

gas migration onto the site from a nearby landfill and several in-filled quarries.

Where the Risk Assessment report identifies a high risk, gas testing (including

measurement of flow rate), must be carried out. Alternatively, gas testing may

be carried out in the first instance instead of the initial Risk Assessment.

12. Construction Management Plan (to include hours of work, measures to reduce

dust/dirt, wheel cleaning, construction vehicle movements, parking of site

operatives, facilities for site operatives and details of hoardings) shall be

submitted in writing to the LPA for approval before any works commence

13. Landscaping details/drawings shall be submitted for approval by LPA in

writing

14. Internal community open area to be retained as amenity area for the use of the

occupants of the site

15. Details, drawings and location of a children’s play area within the site to be

submitted to the LPA for approval before works commence above ground level

and play equipment to be implemented and maintained as approved.

16. Replacement planting

17. All internal roads and parking to be completed prior to first occupation

18. Details of the access junction arrangement serving the development hereby

permitted shall be provided prior to commencement of any works, and

submitted to the Local Planning Authority for approval in writing. The works

shall be carried out in accordance with the agreed detail prior to first

occupation of any dwelling

19. No obstruction above 600mm within visibility splays

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20. Scheme of parking allocation for all houses and flats within the site to be

submitted in writing for approval by LPA and implemented as approved

21. Private use of parking spaces

22. Parking spaces to be maintained

23. Removal of Permitted Development Rights (houses), Classes A, B and D

24. No further windows

25. Obscure glazing to flank –Plot 9

26. Details of internal noise mitigation strategy to be provided in writing, together

with the name/serial number of the proposed glazing

27. Sound insulation within the flats shall be constructed in accordance with

Approved Document E (England)

28. A piling method statement is to be submitted to, and approved by the Local

Planning Authority prior to commencement of the development hereby

approved including proof that there would be no resultant unacceptable risk to

groundwater, and development shall proceed strictly in accordance with the

agreed detail.

29. Details of satisfactory facilities for the storage and removal of waste and

recycling shall be submitted to and approved by the LPA in writing prior to

first occupation of the site

30. Details for the provision of electric car charging, including ducting.

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Item 2: 07/19/0661/F Location: 50 Sterling Avenue Waltham Cross Hertfordshire EN8 8DE Description: Erection of no.2 bed house to rear Applicant: Mrs Seymen Zanbakoglu Agent: ELA Design

Date Received: 30.07.2019 Date of Committee: 12.11.2019 Officer Contact: Clare Bambury Expiry Date: 23.11.2019 Ward Councillors: Cllr. Bowman, Cllr. Norgrove and Cllr. Spears

1.0 CONSULTATIONS 1.1 Hertfordshire Highways – Object to the application due to insufficient information

supplied within the application to enable the Highway Authority to reach a recommendation.

1.2 Broxbourne Council Waste Management Team – no objections raised, but recommended the collection point for waste and recycling bins for the proposed development must be in Sterling Avenue itself. This is because it is not possible to get refuse and recycling vehicles into the access road off Hurst Avenue, nor is it feasible or reasonable for operatives to move waste and recycling containers from the boundary of the proposed dwelling for emptying on vehicles waiting in Hurst Drive.

2.0 PUBLICITY 2.1 The application has been advertised by means of site notice and 13 individual

neighbouring letters were sent to the following properties: Sterling Avenue – 46, 48, 52, 54, 56

Hurst Drive – 30, 32, 34, 36, 38, 40, 42 Raglan Avenue – 1 Creasy Court

3.0 REPRESENTATIONS

One objection has also been reported from local residents in response to the plans on the following grounds:

Current tenants of 50 Sterling Avenue are noisy.

Another house to be rented with no care for the neighbourhood.

The street is currently family orientated and would not like this to change.

RECOMMENDED that planning permission be granted subject to the conditions set

out at the end of this report

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

2001-2011 (adopted December 2005) apply:

H6 – Protecting the amenity of existing residential areas H8 - Design Quality of Development HD13 – Design principles HD14 – Design statement on local character HD16 – Prevention of Town Cramming T3 – Transport and new development T11 – Car Parking Standards

4.2 The draft Local Plan 2018-2033 was submitted to the Secretary of State for

independent examination on 16th March 2018. The following draft policies contained within are material consideration in assessing this application: DSC1 – General design principles DSC2 – Extensions and Alterations to Existing Development TM5 – Parking Guidelines

4.3 The Borough- wide Supplementary Planning Guidance (SPG) (August 2004,

updated 2013) is relevant to this application as it provides design guidance for all forms of development.

4.4 The National Planning Policy Framework (NPPF) 2018 is also relevant to this

application as it sets out the Governments planning policies for England and how these are expected to be applied.

4.5 The Interim Policy for Residential Car Parking Standards (February 2011) is a

relevant consideration. 4.6 The Technical Housing Standards – nationally described space standards (March

2015) is also relevant. 5.0 LOCATION AND DESCRIPTION OF SITE 5.1 The application site is located within the Waltham Cross ward of the Borough at the

turning circle of Sterling Avenue. The plot features hosts a semi-detached 3 bedroom corner plot dwelling with detached garage located in the rear garden. The dwelling has been extended by way of a side extension and features a substantial rear garden measuring 273m2.

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5.2 The application site includes an end terraced dwelling together with its front and

substantial rear gardens. It is proposed that the rear garden will be sub-divided to create two separate plots. Currently the part of the garden proposed to be accommodate the new plot hosts a dilapidated detached garage located to the south west corner. The garage is to be demolished in favour of the proposed dwelling.

5.3 The site is accessed to the south via a network of un-adopted service roads which

can be accessed via Raglan Avenue and Hurst Drive. These un-adopted service roads are used as a vehicle right of way by many of the nearby properties.

5.4 To the south of the proposed dwelling a development of 8no. two storey dwellings

were approved under reference 7/0528/06/F/WX. These dwellings and associated parking replaced the former ‘Creasy Hall’ and are accessed via the network of un-adopted roads with the main access from Hurst Drive.

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Location of proposed dwelling

View looking west towards Hurst Drive

View looking south toward Creasy Court

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6.0 PROPOSAL 6.1 This is a full application for the proposed demolition of the existing garage and

replace it with a two bedroom dwelling to the rear garden. Two on-site car parking spaces would be provided on the frontage to serve the dwelling.

Proposed Site Layout

6.2 The proposed site layout shows the new dwelling would be arranged facing south

toward the access road and dwellings located in Creasy Court. 6.3 There would be access via the un-adopted service roads 7.0 RELEVANT HISTORY 7.1 There is no recorded planning history available. 8.0 APPRAISAL 8.2 The main issues to consider are:

i. The principle of the development; ii. Design, layout and appearance; iii. Impact on amenity of neighbouring residential dwellings; iv. Highways and parking and; v. Refuse and recycling.

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The Principle of Development 8.3 The NPPF identifies Local Planning Authorities should provide a five year supply of

housing land to ensure choice and competition in the market for land. Development of this site for additional housing would contribute to that supply with the creating of a separate dwelling to replace the disused garage.

8.4 The NPPF further states Local Planning Authorities should consider policies to resist inappropriate development of residential gardens, for example where development would cause harm to the local area. In this case, the proposed development will need to be considered subject to design, impact upon amenity and highways/car parking issues in order to be considered acceptable in principle. National and Local Plan policies support maximising the development potential from sites.

8.5 The proposed dwelling would be located within the garden of an existing dwelling which is located in an established residential area outside of the Green Belt. The principle of redeveloping the site is acceptable subject to compliance with other local plan policies regarding design, amenity and the impact on local residents. Design, Layout and Appearance

8.6 The proposed dwelling would be of a similar style and finish to existing dwellings located within the nearby area.

8.7 The proposed two storey dwelling would be 7.6 metres in depth and 6 metres wide. It would have an overall footprint of 45.6 metres. The roof would have gable ends to match the surrounding properties.

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Proposed Elevations of new dwelling

8.8 The dwelling is to be finished in red brickwork and tiled roof in a similar style to

existing dwellings and the host dwelling. A condition will be attached to any grant of planning permission requiring details of all external facing materials to be approved.

8.9 Overall it is considered the dwelling would not appear cramped within the plot within the context of the street scene or the character and size of the neighbouring buildings.

8.10 The dwelling would have an entrance hall, kitchen area, living room and down stairs

bathroom at ground floor level with two bedrooms (one with en-suite) and a bathroom at first floor level.

8.11 The dwelling would have an internal floor area of approximately 75 square metres with bedroom sizes 9.9 and 12.36 square metres, exceeding both local and national space standards of 7.5 square metres for a single bedroom and 11.5 square metres for a double bedroom. The main bathroom would measure 4 square metres which would exceed the SPG standard of 3.5 square metres.

8.12 Overall, it is considered that the design, bulk, scale and layout of the proposed development would be acceptable in this location. The proposal therefore complies with Local Plan Policies H8, HD13, HD14 and HD16.

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Amenity and Impact on Neighbours

8.13 Local Plan Policies H8 and HD16, together with the Council’s SPG seek to ensure that new development proposals do not materially harm the amenities of existing local residents. The nearest existing dwelling is located to the north of the site, No.48 Sterling Avenue. This dwelling would be separated by a distance of 13m taken from the single storey side extension of No.48 Sterling Avenue.

8.14 The new dwelling would not impinge the 45 degree light angle to habitable room of immediately neighbouring properties.

8.15 The proposed development would include new glazing to the rear, front and side elevations.

8.16 The rear elevation would include new windows at ground and first floor. At ground floor level bi-folding doors, measuring 4m in width, will open out into the rear amenity space. At first floor level an obscured glazed window will serve the bathroom at a distance of 13.2m to No. 48 Sterling Avenue. Due to the inclusion of obscure glazing, the glazing on this elevation is considered acceptable.

8.17 To the front elevation, first floor glazing would face over the adjoining access road

across to the front elevation of dwellings located along Creasy Court.

8.18 Both side elevations would include glazing at first floor level. Residential properties in Hurst Drive (Nos. 34 – 36) would be sited 26m from the proposed first floor window to Bedroom 1. This would be in excess of the 25m window to window distance recommended in the Borough-wide SPG. To the east facing side elevation the flank window serving the hallway will be facing the rear amenity spaces of the existing dwelling and further gardens along Sterling Avenue (Nos. 52-56), whilst this window is not currently proposed to be obscure glazed, it is recommended this is constrained by condition to limit overlooking into neighbouring garden.

8.19 The proposed dwelling would have a rear amenity space of approximately 80 square metres which exceeds the SPG standards of 50 square metres for a two bedroom dwelling. The host dwelling would retain 104 square metres of rear amenity space to exceed the SPG standard of 65 square metres for a three bedroom dwelling.

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8.20 Overall it is considered that the proposal complies with Policies H8, HD16 and the

Council’s SPG as adequate amenity would be provided for future residents and existing neighbouring occupiers. Highways and Parking

8.21 The proposed development would form a two bedroom dwelling. The Interim Policy for Residential Car Parking states a two bedroom property should provide 2 parking spaces. The proposed development would provide 2 parking spaces on-site via a permeable block paved driveway to the west of the dwelling.

8.22 Hertfordshire Highways have objected to the application due to lack of information regarding service vehicle access, refuse and recycling vehicle access and other services. In terms of consideration for servicing, refuse collection and emergency vehicles, it must be noted that No.8 dwellings were submitted and approved adjacent to the application site. These plans included a condition for further information of how emergency services could access the dwellings off Hurst Drive. Information received under subsequent Discharge of Condition Application ref: 7/0673/08/DRC/BCOL noted ‘tracking for refuse and emergency vehicles as illustrated on plan no.2008(AR)-01 to be acceptable.’

8.23 As the dwelling would be serviced via the same access route, it is considered to be acceptable for the purpose of one additional dwelling, subject to the necessary details being secured by planning condition. Whilst there will be an issue of capacity in terms of the number of dwellings that could be serviced in this manner, there is not considered to be an issue in terms of unsustainable precedent setting in this case, as few plots are capable of accommodating additional dwellings.

Plan no.2008(AR)-01 from Ref:7/0673/08/DRC/BOL with 50 Sterling Avenue outlined in red

8.24 On balance, although Hertfordshire Highways and Broxbourne Waste objected to

the proposed dwelling, when assessed in light of the wider street scene and

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previous application for a greater number of dwellings, the impact on the highway network is considered to be acceptable. Refuse and Recycling

8.25 The proposed dwelling would have space to the front of the site to provide waste storage and access to allow transfer on waste collection days. Other Matters

8.26 Concerns have been received from neighbours referring to the potential for the dwelling to be privately rented. Whether the dwelling is privately owned or rented would not be considered a planning matter.

8.27 Concerns have also been raised in regards to current tenants’ noise levels and the changing dynamic of the street. Again, this is not considered a planning matter and cannot be considered in regards to this application.

9.0 CONCLUSION 9.1 The proposed development of the site is considered to be acceptable in principle

and in accordance with the provisions on the NPPF and the Local Plan. The proposal would make efficient use of the land adding to the house stock of the Borough. The siting of the dwelling would not be setting a precedent for development within residential gardens as site specific factors allow this plot to be sub-divided without compromising standards for existing and future residents.

9.2 The design of the proposed development would be in accordance with the overall

character of the area and would deliver good levels of amenity for future occupiers, meeting both local and national standards for accommodation and exceeding the local requirement for private amenity space. Car parking provided on site would achieve the Council’s adopted guidelines. There would be no materially detrimental impact on the amenity of occupiers of surrounding residential dwellings.

RECOMMENDED that permission be granted subject to the following conditions:

1. Standard time limit – 3 years 2. Development in accordance with numbered plans 3. Approval of external facing materials 4. Approval of surfacing materials 5. Permitted Development rights withdrawn 6. Obscured glazing 7. No further windows 8. Provision of car parking prior to occupation

______________________________________________________________________

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The following schedule sets out the applications outstanding in excess of the Statutory 8 week/13 week period as at 12th November 2019

Ref No Description & Location Reason for Delay/Comments

Expiry date

LARGESCALE MAJOR

07/16/0877/F Three storey side extension, external alterations and conversion of existing building to create 25 flats - Wellington House Trust Road Waltham Cross

Awaiting s106 23.12.2016

07/17/0352/O Demolition of existing buildings at Garryross Farm and development of a mixed use scheme to include a new linear park and comprising up to 380 dwellings, 64 bed care home, local centre comprising up to 604 sq m (GIA) of A1, A2, A3, A4, A5 and D1/D2 uses and associated ancillary facilities, a primary school, improved recreational, leisure and sporting facilities and associated open space, landscaping and car parking - Land North and South of Andrew's Lane and South of Peakes Way Cheshunt

Awaiting completion of a planning obligation

07.07.2017

07/17/0864/O Outline application for demolition of existing buildings and construction of up to 360 dwellings (Use Class C3) including affordable homes, family housing and 'retirement village', retail unit up to 500 sq m (Use Class A1), associated open space, drainage features, vehicular, pedestrian and cycle accesses and ancillary infrastructure and groundworks - Tudor Nurseries Burton Lane Goffs Oak

Awaiting completion of a planning obligation

31.05.2018

07/18/0514/F Area 1 - New stadium with capacity for up to 2000 spectators. 53 no. 1 bedroom apartments, 62 no. 2 bedroom apartments, 26 no. 3 bedroom houses and 22 no. 4 bedroom houses, (163 Residential Apartments) highway access works, internal roads and supporting infrastructure

Legal advice being sought

21.08.2018

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Area 2 - Northern block - New facilities for Cheshunt Football Club in use classes D1, D2 and sui generis - matters relating to internal layout and appearance reserved. Area 3 - Western block - New sports, community, leisure and commercial uses in use classes A1, A3, A4, A5, B1, D1 and D2 - matters relating to internal layout reserved. (Resubmission of 07/16/1369/F) - Cheshunt Football Club Theobalds Lane Cheshunt

07/18/1181/O Outline application for construction of a high-tech employment development in a parkland setting together with associated infrastructure comprising: 1) A data centre facility (upto 65,000 sq.m) and associated ancillary plant storage and office space 2) Business space (upto 36,400 sq.m) reserved for B1/B2/B8 use 3) Open space, landscaping and flood mitigation 4) Associated vehicular access from the A10 (Great Cambridge Road) and Lieutenant Ellis Way 5) Electricity sub-station - Land at Maxwells Farm West Great Cambridge Road Cheshunt

Awaiting highway solution, power supply resolution

08.03.2019

07/18/1146/F Demolition of 12no. garages and construction of 7no. two bed dwellings, 18no. three bed dwellings, 13no. one bed flats and 33no. two bed flats (total 71 dwellings) with associated access road, car parking, external works and landscaping - Oaklands Essex Road Hoddesdon

Deferred at May Planning Committee for revised design/layout. Amendments received 23 October 2019

04.03.2019

07/19/0160/O Outline planning for assisted living residential village (76no. 1 bed, 49no. 2 bed, 84 rooms in care home totalling 209 units (C2 Use)) across 3 blocks of

Applicant revising plans to demonstrate that the unit number can be

22.05.2019

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2.5/3 storey builds including landscaping, amenity space with incorporated seating, car parking, cycle store, mobility buggy store, electric car charging points and allotments and including ground floor level Cafe/Restaurant/Retail (A1 & A3 Use) (Site A & B) - Former Inex Nursery 612 Goffs Lane Goffs Oak

accommodated

TOTAL MAJOR THIS MONTH: 7

TOTAL MAJOR LAST MONTH: 7

SMALLSCALE MAJOR

07/16/0388/F Variation to condition 2 of planning permission 07/14/0026/F "The development hereby permitted shall be carried out and completed in accordance with the proposals contained in the application and drawings numbered 331125.10 - 27 submitted therewith, unless the Local Planning Authority otherwise agrees in writing". - Oaklands Yard Essex Road Hoddesdon

Awaiting Deed of Variation to S106

30.06.2016

07/16/0557/O Outline application for residential redevelopment and associated development - Fourfields Rosedale Way Cheshunt

Awaiting s.106 obligation.

11.08.2016

07/17/1267/O Outline application for development of up to 60 dwellings including associated access - Langdons & Ballymour Andrews Lane and land between Andrews Lane and Burton Lane Goffs Oak

Awaiting completion of a planning obligation

12.03.2018

07/18/0130/F Conversion and extension of the upper parts of the site to provide 16 residential dwellings, private and public amenity; 19 parking spaces of which 1 space will be allocated to disabled parking; cycle storage and 56 solar panels - 99 High Street Waltham Cross

Awaiting amendment to overcome objection.

08.05.2018

07/18/0778/F Variation of condition 8 of planning permission 07/13/0158/O to allow occupation of individual plots once the relevant roads, footpaths, visibility splays, garages, hardstanding or parking areas have been provided - Land at Britannia Nurseries Bryanstone Road

Under consideration

07.12.2018

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Waltham Cross

07/18/0779/F Variation of condition 7, 8, 9 and 10 of planning permission 07/16/1354/RM as varied by 07/17/0900/F to allow occupation of individual plots once the relevant footways, footpaths, pedestrian dropped kerbs tactile paving, pedestrian links and visibility splays have been provided - Land at Britannia Nurseries Bryanstone Road Waltham Cross

Under consideration

07.12.2018

07/18/0783/F Conversion of existing building to 5no. two bed and 7no. three bed units and erection of 2no. four bed dwellings - 305 Ware Road Hoddesdon

Awaiting completion of a planning obligation

13.11.2018

07/18/1039/F Demolition of existing buildings, change of use of land to residential use (C3) and redevelopment of the site with 10 detached dwelling houses - High View Farm Crouch Lane Goffs Oak

Under consideration

30.01.2019

07/18/1097/O Outline application for demolition of all existing buildings and erection of 81 new homes with access off Goff's Lane - Tina Nursery Goffs Lane Goffs Oak

Awaiting SI06 14.02.2019

07/19/0011/O Outline planning permission for demolition of existing school buildings and erection of up to 37 dwellings with associated access, parking and open space - Westfield Community Primary School Westfield Road Hoddesdon

Deferred at May Planning Committee for a revised layout. Awaiting revised details to be presented to committee.

05.04.2019

07/19/0154/F Erection of 21no. sheltered apartments (15no. 2 bed and 6no. 1 bed) with amenity space and car parking (17 spaces), electric car points, shuttle bus service, refuse and recycling, landscaping and cycle storage (Site C) - Former Inex Nursery 612 Goffs Lane Goffs Oak

Application supposed to be withdrawn

22.05.2019

07/19/0164/F Additional no.1 one bedroom flat at second floor level - The Coach House 90 Ware Road Hoddesdon

Awaiting completion of a s.106 obligation

27.05.2019

07/19/0179/F Demolition of existing buildings and construction of 5no. 2/3 storey blocks comprising 39 residential flats (12no. 1 bed and 27no. 2 bed)

Awaiting revised drawings

29.05.2019

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with associated parking and amenity space - Beech Walk Hoddesdon

07/19/0200/F Erection of 58 dwellings (17no. 2 bed , 14no. 3 bed, 22no. 4 bed, 1no. 5 bed) with associated infrastructure - Fairmead 90 Cuffley Hill Goffs Oak

Under consideration

03.06.2019

07/19/0306/O Outline planning for demolition of existing building and erection of 26 dwellings and provision of 66 car parking spaces with means of access and layout, appearance, landscaping and scale being reserved matters - Brookwall Nursery and Woodham Nursery St James Road Goffs Oak

Under consideration

03.07.2019

07/19/0544/F Erection of 22no. dwellings (9no. 3 bed and 13 no. 2 bed) with associated access, car parking, landscaping and infrastructure - Land at Kennedy Avenue (adjacent to 54, 56 and 58 Kennedy Avenue) Hoddesdon

Under consideration

18.09.2019

TOTAL SMALLSCALE MAJOR THIS MONTH: 16

TOTAL SMALLSCALE MAJOR LAST MONTH: 15

MINOR

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

07/14/0566/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

07/15/0267/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

07/17/0199/F Variation to condition 1 of planning permission 07/13/0083/F for the addition of 2 no. bin stores as

Awaiting amendments

08.05.2017

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contained in drawings 322/16/VC/PL1003 revision A, 322/16/506 and 322/16/507 - Garage site off Downfield Road Cheshunt

07/18/0169/O Outline application for 6 dwellings as self-build plots - Hope Nursery Barrow Lane Cheshunt

Under consideration

06.06.2018

07/18/0908/F Regularisation of non-material features, re-siting of bicycle storage and refuse area. Location of hydro-brake for surface water treatment - Rosedale Sports Club Andrews Lane Goffs Oak

Awaiting amendments

16.11.2018

07/19/0080/F Partial demolition of link building to Friends Meeting House and full demolition of adjacent meeting hall, erection of 2 no. 1 bed flats, 2 no. 2 bed flats, 2 no. 1 bedroom houses and construction of new vehicular access to serve the new dwellings (Refer full application 07/19/0081/LB - Friends Meeting House Lord Street Hoddesdon Hertfordshire EN11 8NE

Awaiting amendments

22.03.2019

07/19/0320/F Demolition of livery stables, removal of menage and erection of replacement detached house, new vehicular access, off street parking and associated garden - Tudor Farm Church Lane Wormley

Under consideration

03.06.2019

07/19/0415/F Demolition of existing garage and erection of 3no. 1 and 2no. 2 bed flats - 131 High Street Waltham Cross

Under consideration

04.07.2019

07/19/0455/F Demolition of existing garages and erection of 2no. semi-detached 2 bed dwellings with off-street car parking and private amenity garden space - Garage Site rear of 51 Duke Street Hoddesdon

Under consideration

17.07.2019

07/19/0511/O Outline planning for redevelopment of existing site to create 8no. 2 bed units - Bramshaw Brocket Road Hoddesdon

Under consideration

05.08.2019

07/19/0535/F Demolition of two existing buildings and erection of replacement agricultural building - Brook Farm Cuffley Hill Goffs Oak

Awaiting FRA 13.08.2019

07/19/0562/F Erection of seven dwellings (1no. 5 bed, 2no. 4 bed and 4no. 3 bed) with associated access and landscaping - Land at 424 Goffs Lane Goffs Oak

Under consideration

21.08.2019

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07/19/0568/F Development of site to provide 3no. self contained apartments in block to rear and 1no. dwelling to front of site with associated car parking, cycle spaces and amenity areas - 159 Turners Hill Cheshunt

Under consideration

23.08.2019

07/19/0579/F Variation to condition 2 of planning permission 07/18/1152/F of approved internal layout to create 6 additional bedrooms and 3 additional parking spaces within the former vicarage building - 11 Amwell Street Hoddesdon

Under consideration

07/19/0604/F Retention of the wooden fixed kiosk for use as control box for established taxi service and installation of covered seating/waiting area (07/13/0163/F) and land adjacent to emergency access service road and Eleanor House to be used as a taxi rank for six vehicles (07/12/0796) Renewal of 07/17/0583/F - Service road adjacent to Eleanor House Eleanor Cross Road Waltham Cross

Recommended – under consideration

07/19/0614/F Demolition of existing dwelling house and outbuildings and erection of new replacement dwelling - The Cottage Rear Of Rorkes Drift Bulls Cross Ride Waltham Cross

Under consideration -awaiting Tree Survey,

07/19/0616/F First floor side extension to create no.2 bed self contained dwelling - 80 Westfield Road Hoddesdon

Under consideration

10.09.2019

TOTAL MINOR THIS MONTH: 18

TOTAL MINOR LAST MONTH: 13

OTHER

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

Pending consideration November 2017 – applicant updated to confirm new agent instructed

31.07.2014

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

Under consideration.

02.12.2014

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

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07/15/1031/HF Hardstanding and vehicle crossover - 24 Eleanor Cross Road Waltham Cross

Under consideration

24.12.2015

07/16/0147/HF Erection of detached garage to front of dwelling – Trelane Burton Lane Goffs Oak

Under consideration

29.03.2016

07/16/0203/F Variation to S106 of planning permission 7/0214/08/F/HOD - Wormley House 82 High Road Wormley

Awaiting s.106 obligation

12.04.2016

07/16/1251/LDC Certificate of lawfulness for the existing use of the site as a caravan site, on site now known as plot 14 Wharf Road (formerly Homelea), Wormley - 14 Leeside Wharf Road Wormley

Under consideration

13.01.2017

07/17/0256/F Removal of S106 agreement - Burton Grange Rags Lane Goffs Oak

Under consideration

08.05.2017

07/17/0859/HF Vehicle crossover and hard surface for driveway at front - 125 Downfield Road Cheshunt

Under consideration

16.10.2017

07/18/0555/LB Listed Building consent to demolish and rebuild structurally unsound brick wall - 79 Crossbrook Street Cheshunt

To be revised 01.08.2018

07/18/0697/F Variation to S106 agreement - Tanfield Farm Hammondstreet Road Cheshunt

Under consideration

13.09.2018

07/18/0805/AC Pole mounted, wall mounted and temporary wooden pole mounted sign - Lee Valley White Water Centre Station Road Waltham Cross

Under consideration

18.10.2018

07/18/1006/LDC Certificate of lawfulness for the existing use of the site as a caravan site, on site now known as plot 14 Wharf Road (formerly Homelea), Wormley - 14 Leeside Wharf Road Wormley

Under consideration

12.12.2018

07/19/0079/F Variation of condition 5 of planning permission 07/16/0710/F "Prior to the occupation of the development hereby permitted, the parking layby area to the front of the site, as shown on Drawing No. A005 Rev. P5 shall be completed to the satisfaction of the Local Planning Authority" - 41 Beltona Gardens Cheshunt

Under consideration

27.03.2019

07/19/0081/LB Partial demolition of link building to Friends Meeting Hall and full demolition of adjacent meeting hall, erection of 2 no. 1 bed flats, 2 no. 2

Awaiting amendments

22.03.2019

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bed flats, 2 no. 1 bedroom houses and construction of new vehicular access to serve the new dwellings (Refer full application 07/19/0080/F) - Friends Meeting House Lord Street Hoddesdon Hertfordshire

07/19/0406/HF Two storey side extension - 68 Ranworth Avenue Hoddesdon

Awaiting amendments

27.06.2019

07/19/0578/F Change of use of existing logistics building (Class B8) to Car Sales including internal and external alterations, creation of additional office floorspace within existing building, insertion of windows to the external facades to replace existing roller shutter doors - Newsprinters Logistics Depot Great Eastern Road Waltham Cross

Under consideration

27.08.2019

07/19/0599/AC 2no. internally illuminated totem signs to the sites north and south boundary and 4no. advertisements on building - News Printers Logistics Building Great Eastern Road Waltham Cross

Under consideration

02.09.2019

07/19/0613/HF Single storey rear extension - 9 Hornbeam Way Cheshunt

Under consideration

06.09.2019

07/19/0632/HF Two storey side and rear and part first floor rear and front extension - 58 High Wood Road Hoddesdon

Waiting for amended plans – re-consult needed

16.09.2019

07/19/0640/LB Listed building consent for Mansion House and Mansion House extension - Theobalds Estate Lieutenant Ellis Way Cheshunt

Under consideration

16.09.2019

07/19/0644/HF Conversion of loft including 2no. gable dormers, re-pitching of roof, 2no. front dormers and 2no. rear dormers - 50 College Road Hoddesdon

Under consideration

19.09.2019

TOTAL OTHERS THIS MONTH: 22

TOTAL OTHERS LAST MONTH: 18

GRAND TOTAL THIS MONTH: 63

GRAND TOTAL LAST MONTH: 53