PART A Report of: Head of Development Management Date of committee: 25th July 2018 Site address: 56D, 56E, 58 and 58A, Vicarage Road Reference Number: 18/00614/FULM Description of Development: Proposed redevelopment of the site to provide a mixed use scheme comprising of 33 residential units (Class C3), flexible commercial floorspace (Class A1/A2/B1/D2) associated cycle parking, landscaping and associated works Applicant: GS8 Watford Limited Date Received: 23rd May 2018 13 week date (major): 22nd August 2018 Ward: Vicarage 1.0 Site and surroundings 1.1 The site is located on the southern side of Vicarage Road between Farraline Road/The Hornets to the east and Occupation Road to the west. It comprises the former Watford Printers building (58), a small retail unit (58A) and 2 small retail units (56D and 56E) that form part of a small parade of 5 single storey units. The site is approximately rectangular in shape with an area of 0.11 hectare. The site backs onto two storey residential properties in Clifton Road to the rear (south) and a car repair/MOT garage immediately to the west. 1.2 The main 2 storey building on the site, no. 58, is a locally listed building. Opposite the site is The Square Conservation Area which contains several locally listed buildings, including the Red Lion PH and stable block, and the war memorial and chapel within the Vicarage Road Cemetery. The 2 units at nos. 56D and 56E fall within the Vicarage Road local shopping frontage designation. 1.3 The wider area is very varied. To the east is the Vicarage Road local shopping frontage, which extends through to Merton Road/Wiggenhall Road, comprising single storey and 2 storey properties, with residential accommodation on the upper floors. Opposite the site is the Vicarage Road Cemetery which forms part of The Square Conservation Area. To the west is Vicarage Road Stadium and beyond this Watford General Hospital. The area to the south comprises residential streets of 2 storey Victorian terraced properties. 2.0 Proposed development 2.1 To demolish all the existing buildings on the site and erect a single building of 3, 4 and 5 storeys to provide commercial floorspace at ground floor (within Use Classes A1, A2, B1, D2) and 33 flats above. The commercial floorspace is shown as 3 units, reflecting the character of the local shopping frontage. The flats comprise 13 x 1 bed (39%), 17 x 2 bed (52%) and 3 x 3 bed (9%) units. Bin and cycle stores are shown at ground floor level. 3.0 Relevant planning history 3.1 The site has no recent planning history. The oldest building on the site, no.58, was originally known as Colney Butts House and formed part of an eighteenth century farm. It was sold to Watford Printers in 1924 with the large industrial extension added in the 1930s. 4.0 Planning policies 4.1 Development plan In accordance with s.38 of the Planning and Compulsory Purchase Act 2004, the Development Plan for Watford comprises: (a) Watford Local Plan Core Strategy 2006-31; (b) the continuing “saved” policies of the Watford District Plan 2000; (c) the Hertfordshire Waste Core Strategy and Development Management Policies Document 2011-2026; and (d) the Hertfordshire Minerals Local Plan Review 2002-2016. 4.2 Supplementary Planning Documents The following Supplementary Planning Documents are relevant to the determination of this application, and must be taken into account as a material planning consideration. Residential Design Guide Watford Character of Area Study 4.3 National Planning Policy Framework The National Planning Policy Framework sets out the Government’s planning policies for England. The following provisions are relevant to the determination of this application, and must be taken into account as a material planning consideration: Achieving sustainable development The presumption in favour of sustainable development Core planning principles Section 1 Building a strong, competitive economy Section 4 Promoting sustainable transport Section 6 Delivering a wide choice of high quality homes Section 7 Requiring good design Section 10 Meeting the challenge of climate change, flooding and coastal change Section 12 Conserving and enhancing the historic environment Decision taking 4.4 In January 2016 the Council received the South West Hertfordshire Strategic Housing Market Assessment and associated Economic Study 2016 (SHMA) which set out an Objectively Assessed Need (OAN) for housing in the Borough that exceeds the levels in the Core Strategy. The Court of Appeal has recently confirmed that a “realistic prospect” of a site coming forward within the required timeframe will be sufficient to meet the deliverability test set by national planning policy, thereby endorsing an earlier decision of Mr Justice Ouseley (St Modwen Developments Limited v Secretary of State for Communities and Local Government & Ors. Case Number: C1/2016/2001 ). Officers have undertaken a recent review of the housing supply having regard to these judgements and are of the view that the Council is able to demonstrate a 5 year supply based on the OAN. Accordingly, the Council’s housing policies can be considered up to date. 5.0 Consultations 5.1 Neighbour consultations Letters were sent to 33 properties in Vicarage Road, Clifton Road, Oxford Street and Aynho Street. Letters of reply were received from 29 properties with 26 raising objections. These are summarised in the table below: Representations Officer’s response Development too high and not in See paragraph 6.3 of the report keeping with Victorian residential properties Overlooking and loss of privacy to See paragraph 6.7 of the report residential properties to rear in Clifton Road from windows and balconies Loss of daylight and sunlight to See paragraph 6.7 of the report residential properties to rear in Clifton Road Loss of outlook to residential See paragraph 6.7 of the report properties to rear in Clifton Road No parking spaces will make See paragraph 6.8 of the report parking in the area even more difficult after 6.30pm Loss of the large mature tree This tree, at the rear of 56D Vicarage Road, adjoining Clifton Road gardens is now to be retained No affordable housing provision See paragraph 6.6 of the report Additional demand on local The provision of these services are the facilities – GPs, dentists and responsibility of other providers schools No servicing or drop off space for See paragraph 6.8 of the report the development 5.2 One representation notes the historic importance of the building locally and the need for an historic building record to be made. One letter has been received specifically in support of the proposed use of part of the ground floor by Random Café, which has been included in the scheme during the application process. 5.3 The applicant has advised officers that since the application was submitted they have met with various local residents on 9 separate occasions to discuss the proposal. This has led to various changes to the proposal to further improve the relationship with properties in Clifton Road. Following these meetings, one objector has removed their objection to the scheme for the following reasons: provision of a green buffer zone, retention of the existing mature tree, CCTV to discourage dumping in the alleyway, obscured glass in the upper floor windows, CPZ extension. In addition, support for the application has been received from 7 local businesses who consider the proposal will deliver much needed regeneration and enhance the street frontage. 5.4 Statutory publicity The application was publicised by a site notice posted outside the site on 8th June 2018 and by advertisement in the Watford Observer published on 8th June 2018. The statutory notice period expired on 29th June 2018. 5.5 Technical consultations The following responses have been received from technical consultees: 5.5.1 Hertfordshire County Council (Highways Authority) No comments received. 5.5.2 Hertfordshire County Council (Lead Local Flood Authority) An acceptable surface water drainage scheme has been submitted. No objection to the proposal. 5.5.3 Thames Water No objection with regard to the waste water network or waste water process infrastructure capacity. Has not requested any conditions. 5.5.4 Environmental Health After reviewing the information provided, I remain concerned that this building could be subjected to Odour and smoke from the low-level flue serving the neighbouring business. Despite the windows being positioned away from the flue, they are in close proximity to the outlet and so it is likely that some of the discharge could find its way into the building and lead to a loss of amenity for residents. However, if they were able to keep their windows closed at all times, this issue could be overcome. Therefore, this could be dealt with a condition which required an appropriate and effective mechanical ventilation system, able to achieve a comfortable indoor temperature, in line with recognised standards and designed/compiled by a competent person such as a building services engineer – the condition would need to be discharged prior to work commencing. Such a system would also help overcome public exposure to air pollution linked to road traffic – the building is within Air Quality Management Area 2. Subsequently, any air intake for this system would need to be drawn in away from the road and flue. Unfortunately, the acoustic report does not consider the potential noise impacts from the flue nor does it mention impulsive noise from the neighbouring garage – after recently visiting this premise, I noted the activity happening there had the potential to be an issue. Therefore, a revised acoustic report will be required and this could be done via condition. Furthermore, it would be appropriate to impose a condition which required the glazing selection to be approved by us prior to occupation.