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PLANNING AND REGULATORY COMMITTEE

24th July 2019

PLANNING APPLICATIONS FOR DETERMINATION

Item 1: 07/19/0160/O Location: Former Inex Nursery, 612 Goffs Lane, Goffs Oak, Hertfordshire Description: Outline planning for assisted living residential village comprising

of 105 apartments (C3) and 78 bed care home (C2) across 3 blocks of 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 mixed use retail, restaurant/café (A1/A3)

Applicants: Mrs Julia Davey, Larchglade Limited Agent: Adrian Dalby Architects Date Received: 23/01/2019 Expiry Date: 22/05/2019 Officer Contact: Chenge Taruvinga Date of Committee: 24/07/2019 Ward Councillors: Cllr Mills-Bishop, Cllr Moule and Cllr Pearce 1.0 CONSULTATIONS 1.1 Hertfordshire County Council Highways - No objection subject to conditions 1.2 Lead Local Flood Authority – No objection subject to conditions that provide a

drainage scheme that demonstrates that the SUDs hierarchy has been followed 1.3 The Herts and Middlesex and Wildlife Trust - Details of tree planting and aftercare

must be provided, along with bat boxes and integrated swift boxes within the fabric of the brickwork

1.4 HCC Minerals and Waste - A site waste management plan should be submitted by

condition 1.5 Thames Water – No objection subject to confirmation of surface water network

upgrade.

RECOMMENDED that planning permission be refused for the reasons set out at the end of the report.

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1.6 CPRE Hertfordshire – Objection as the scheme is in a remote green belt location and is too large and there are no very special circumstances that have been put forward to warrant the proposal

1.7 HCC Waste Management – Requirement for a site waste management plan 1.8 NHS Hertfordshire – No comments received 1.9 Hertfordshire Constabulary – Objection on account of inadequate security

measures and poor lighting design 1.10 HCC Education – No comments received 1.11 BBC Environmental Health – land contamination 2.0 PUBLICITY 2.1 The Council wrote to 121 neighbouring residents, and posted site notices. 3.0 REPRESENTATIONS 3.1 At the time of writing the report 2 letters of objection have been received and 1

letter of support. The representations are summarised below.

Support – 1

Object – crammed and unclear and café missing, concern about proximity of northern site boundary

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:

GBC2 Development within the Metropolitan Green Belt SUS6 Air Quality SUS10 Noise Sensitive Development SUS11 Light Pollution SUS12 Development on Contaminated Land SUS17 Flood Prevention SUS18 Surface Water Drainage 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 HD18 Trees, Hedgerows and Woodlands HD22 Community Safety RTC1 Hierarchy of Town and Local Centres

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T3 Transport & New Development 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 and the examination hearings have now concluded. The following draft policies are a material consideration in assessing this application and should be afforded some weight:

PM1 Sustainable Place Making GO2 North of Goffs Lane INF1 Infrastructure INF7 Bus Transport INF8 Local Cycling and Walking Infrastructure Plan INF9 Utilities Statement INF13 Healthcare PO1 Planning Obligations IMP1 Delivery of Development DSC1 General Design Principles DSC3 Design Affecting the Pubic Realm DSC4 Management and Maintenance DCS5 Sustainable Construction DSC6 Designing Out Crime DSC7 Comprehensive Urban Development H1 Affordable Housing ED3 Loss of Employment Uses – Rest of the Borough ORC1 New Open Space, Leisure, Sport and Recreational Facilities W1 Improving the Quality of the Environment W4 SuDS W5 Flood Risk NEB1 General Strategy for Biodiversity NEB2 Wildlife Sites NEB3 Green Infrastructure NEB4 Landscaping and Biodiversity in New Developments ENV1 Residential and Environmental Quality EQ2 Air Quality EQ4 Noise EG5 Contaminated Land TM1 Sustainable Transport TM2 Transport and New Developments TM3 Access and Servicing 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 should also be considered

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

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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) are also relevant. 5.0 LOCATION AND DESCRIPTION OF SITE 5.1 The application site lies immediately adjacent to Goffs Oak Village centre, to the

north of Goffs Lane. The site is the former In-Ex Nursery and is situated on Goffs Lane, on the outskirts of Goffs Oak to the south east Hertfordshire.

5.2 The application site measures approximately 1.64 hectares and is bounded to the

east by land relating to the former Tina Nursery site now subject to a resolution to grant outline planning permission subject to the completion of a S106 agreement (ref:07/18/1097/O). To the north is an area of woodland that separates the residential area of St. James to the north. To the west of the site is Goff Oak Village Centre and Goffs Lane is to the south.

5.3 The site has remained in use as a garden centre and plant nursery until recent

years when the use ceased and the site was cleared. The site is still characterised by building rubble, and a few derelict structures.

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View of the derelict condition of the site

Application Site

Tina Nursery Site

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View from the eastern boundary of the site looking towards Goffs Oak Village Centre

View towards the rear boundary of the site

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View of Comrade’s Club adjacent to the east/ western boundary

Goffs Oak Community facilities to the west of the site

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View from eastern boundary

View from the public highway

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6.0 PROPOSAL 6.1 This application seeks outline planning consent for the redevelopment of the site to

provide:

retirement apartments;

a care home; and

restaurant/café and retail 6.2 Although in outline, the applicant is currently proposing that the development would

be provided across no.4 blocks with ancillary shared spaces including a café/retail use, surface and basement car parking and associated communal landscaping.

6.3 An indicative layout has been provided which demonstrates how the proposed

buildings would sit within the site as well as the wider street scene.

Site Layout

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6.1 The application is accompanied by a number of supporting documents as follows:

Design and Access Statement

Tree Survey and Schedule

Preliminary Ecological Appraisal

Transport Assessment

Travel Plan

Arboricultural Impact Assessment

Landscape Design Strategy

Phase 1 Desktop Study and Preliminary Risk Assessment

Phase 2 Site investigation Report

Drainage Strategy

Flood Risk Assessment

Retirement accommodation feasibility study

Care home feasibility study 7.0 RELEVANT HISTORY 7.1 The following planning history applies to the site

07/13/0555/F - conditional approval Continued use of change of position of part of car park for car wash and retention and colour treatment of canopy with repositioning of storage building (refer planning permission 07/11/0296/F)

07/12/0129/F –withdrawn Use of "The Mall" building for retail sales, demolition of bungalow, revised and extended parking layout, revised radii to point of access, erection of secure cycle storage area and canopy, segregated point of pedestrian access and associated screen planting

07/11/0296/F – conditional approval Change of use of part of car park to car wash and erection of advertisement banner and free standing information board

07/10/0847/F- conditional approval Mixed use of existing nursery for horticulture and the sale of plants and plant related products including the change of use of existing buildings, the relocation of an existing building, the formation of a hardstanding and associated landscaping and boundary treatment

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8.0 APPRAISAL

The main issues to consider in the assessment of this proposal are as follows:

Principle of residential development

Design, layout, density and appearance;

Impact to the amenity of neighbouring residential properties;

Highways/Parking;

Trees and Landscape;

Biodiversity and Ecology;

Flood risk and Drainage;

Refuse and Recycling;

Planning Obligations;

Other matters.

Principle of Development 8.1 The application site is located in the Green Belt. The policies of the adopted Local

Plan, and in particular Policy GBC2 – Development within the Metropolitan Green Belt, set out the circumstances where development may be permissible within the Green Belt. That would not include the development proposed within this application which is therefore contrary to the adopted Development Plan.

8.2 The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping

land permanently open; the essential characteristics of Green Belts are their openness and their permanence. The National Planning Policy Framework (NPPF) identifies the construction of new buildings within the Green Belt as inappropriate development, unless they benefit from one of the exemptions set out in Paragraphs 145 and 146 of the NPPF. One of those exceptions is for previously developed land. Although the historic use of the site was horticulture, the site has until recently been in use as plant nursery/garden centre with ancillary café. As such, a portion of the site is considered to be previously developed land. The site is no longer in use with most of the nursery buildings having been demolished. This being the case the proposed development is defined as inappropriate development in the Green Belt given that it would not be considered to be a limited infilling, partial or complete redevelopment of previously developed land.

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8.3 Paragraph 143 of the NPPF identifies that

“inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances”.

Paragraph 144 of the NPPF states 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.”

8.4 There is no definition of the meaning of ‘very special circumstances’ but case law

has held that the words "very special" are not simply the converse of "commonplace". The word "special" in the guidance implies a qualitative judgement as to the weight to be given to the particular factor for planning purposes. Paragraph 144 of the NPPF also states that ‘substantial weight is given to any harm to the Green Belt’ therefore an applicant is required to demonstrate whether there are any circumstances that are truly very special and unlikely to give rise to any harm to the green belt.

8.5 The applicant has submitted a Planning Statement which identifies the following

items as constituting very special circumstances in favour of the application proposal:

1. Draft Local Plan Allocation 2. Contribution towards housing supply 3. Need for older persons accommodation 4. Sustainable location 5. Enhanced landscaping and ecology 6. Presumption in favour of sustainable development

8.6 The issue before the committee is therefore whether this package of potential

benefits, when taken as a whole, constitutes very special circumstances sufficient to outweigh the harm to the green belt.

Landscape improvements

8.7 The site currently has a derelict appearance with areas of rubble, glass,

hardstanding and overgrown shrubbery. As part of the care facility, it is intended to provide a comprehensive landscape scheme that would provide communal amenity areas characterised by soft landscape features including shrubbery. As the current application is in outline form only, with details relating to landscaping reserved, the landscape details submitted on the masterplan are indicative.

8.8 Given the poor quality landscape within the site as existing, it is considered that the

proposed scheme, as detailed in the Design and Access statement, would improve the landscape quality of the site. However, the improvements to the landscape character also introduce urbanising elements including roadways, pavements. As such limited weight is afforded to this as constituting very special circumstances.

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Ecological improvements 8.9 According to the desktop search undertaken as part of the preliminary ecological

appraisal submitted with the application, there are no identified habitats on the site. It is submitted that the proposal would provide enhanced habitats as part of the landscape scheme including bird and bat boxes. However, specific details are not yet provided in this respect due to the outline nature of the proposal.

8.10 Although the proposal puts forward ecological improvements, these are not clearly

established and secured as part of the application so limited weight can be attributed to this as a very special circumstance.

Allocation under Local Plan

8.11 The application puts forward the draft local plan allocation of the site under Policy

GO2 as a very special circumstance. It is suggested that the proposal accords with the requirements of draft policy GO2 and given the advanced stage of the draft local plan, this carries significant weight.

8.12 The weight given to draft policy GO2 is predicated upon the stage it has reached in

terms of the Local Plan Examination and also how closely the current application is aligned with the precise terms of the draft allocation. Draft policy GO2 applies to the two nursery sites to the North of Goffs Lane, including the adjacent Tina Nursery (currently awaiting the completion of a S016 obligation). The wider allocation is for a mixed use development of circa 80 homes providing 40% affordable housing, commercial development for restaurant and related uses and a public open space to the north to provide separation from St James’ Village. In combination with the approved housing development at Tina Nurseries, the proposed development would significantly exceed the dwelling number that the policy refers to. However, the Council has accepted the principle of a higher density development at Tina Nursery and this application represents a very different type of development to the suburban layout that informed the Local Plan allocation. Whilst it does encompass the commercial uses sought by the Policy, these are surrounded by a nursing home and assisted living apartments. Officers’ assessment of the indicative layout is that it has not been demonstrated that the number of units sought could be achieved. This is further discussed later in the report. This therefore creates difficulties for compliance with the Policy. Whilst some weight could attach to the principle of the development being supported by the Local Plan, non compliance with the Policy undermines a significant level of weight being afforded to this matter..

Contribution towards housing supply

8.13 The application sets out that the development would contribute towards housing

delivery in the borough. Older persons’ housing is specialist housing that is included in the Strategic Housing Market Assessment (SHMA). The applicant has put forward that the vast majority of sites that have been allocated in the emerging plan are for standard housing, and there are very few older people’s accommodation sites.

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8.14 As referenced above, the application site forms part of draft allocation Policy GO2. As a Local Plan allocation the site would contribute to the borough’s housing need and draft local plan housing trajectory. Whilst this site is not required to come forward to meet the 5 year land supply, it is considered that moderate weight could be afforded to this point as a very special circumstance.

Need for Older Persons Accommodation 8.15 It is important to provide a description of what extra care housing entails for the

purposes of understanding the proposal. Extra care housing is designed with the needs of reduced mobility older people in mind and with varying levels of care and support available on site. People who live in extra care housing have their own self-contained homes, with their own independent front doors. Extra care housing is also known as very sheltered housing, close care, assisted living or simply as 'housing with care'. It comes in many built forms, including blocks of flats, bungalow estates and retirement villages.

8.16 A key issue to be considered as part of this application is whether there is a

recognised need (both qualitative and quantitative) for the care facility proposed within the catchment area of the application site. In planning terms qualitative need can be described as the choice available to users of the facilities (e.g. ability to obtain single bedded rooms with en-suite facilities). Quantitative need can be described as the demand for additional facilities (e.g. increased demand with an ageing population).

8.17 To that end, the application has been supported by a Home Feasibility Study by Liz

Crawford Consultancy which acknowledges that the percentage of people aged over 65 in the borough is lower that the regional and national averages. However, according to the report there is a population of approximately 312,360 over 65s within a 5 mile catchment area of the site. It is advised that there is an undersupply of 341 elderly care beds which is expected to increase to a shortage of 1,537 beds by 2038. Accordingly, given that the average size of a care home is 48 bedrooms, it is estimated that there is a demand for at least five new care homes in the area by 2038. The report also advises that there are no retirement home developments with a residential or nursing home on site within the catchment area. As such, the argument put forward by the applicant’s feasibility study is that a quantitative demand exists in the area for additional bed spaces for people over 65.

8.18 The Council’s SHMA analysed the needs of older people in the borough and

identified a growing elderly population and associated requirement for specialist housing solutions as part of the emerging Local Plan. Policy H5 (Housing for Specific Needs) and Policy H6 (Loss of Specialist Residential Accommodation) are the most relevant policies in this respect. Supporting text (to Policy H5) does note that an ageing population will see a shift in the type of housing required moving forward and that the Council would seek a range of housing choices in both the affordable and market sectors. According to the 2014-based Subnational Population Projections (SNPP), the Borough is expected to see a notable increase in the older person population with the total number of people aged 65 and over expected to increase by 41% over the 17-years from 2016; this compares with overall population growth of 13.8% and an increase in the Under 65 population of 7.8%. It concurs with the assertions of the applicant that the number of older people in the Borough is generally slightly lower than that projected for other areas.

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However, given the levels of disability and health problems amongst older people there is likely to be an increased requirement for specialist housing options moving forward.

8.19 In light of the above, it is recognised as part of the existing and emerging local plan

that a reasonable proportion of accommodation should comprise housing for older people, comprising a mixture of lifetime homes, extra care housing, sheltered accommodation and nursing accommodation. It is therefore considered that the provision of a nursing home and care facility on this site would make a significant contribution towards meeting the housing needs of the elderly in the borough. However, the nature of the development would inevitably place significant demand on local services including health care provision and community facility given its size and potential catchment. This development is therefore highly reliant on the provision of infrastructure to be secured by legal agreement with the Council. As the applicants have agreed this principle, (as detailed in para.8.57-8.60 below) it is considered significant weight can be afforded to this point as a very special circumstance.

Presumption in favour of sustainable development

8.20 The application indicates that the NPPF’s presumption in favour of sustainable

development should be considered as a very special circumstance. The application states that the re-use of the site and its proximity to an existing village and other key local services and facilities would be in accordance with the principle of sustainable development.

8.21 The presumption in favour of sustainable development does not apply to sites

within the Green Belt. However, as the site has been allocated for residential development in the emerging local plan, its sustainability credentials can be considered on their own basis. The close location of the site to the Village Centre along with the nearby proximity of community facilities including the local library and the village hall are important benefits that contribute to the sustainability of the site. As such, moderate weight is attached to this as a very special circumstance.

Conclusion on very special circumstances

8.22 The assessment of what constitutes very special circumstance varies in

relation to each individual site. Case law has established that the package of very special circumstances is required to be considered cumulatively. In this instance it is considered that there are a number of circumstances that weigh in the balance including the nature of the application, its location, the landscape improvements and the close correlation between the site’s local plan allocation policy as well as the contribution to the borough’s housing delivery. Were this proposal to be fully compliant with the draft Local Plan policy, it is considered that there would be very special circumstances to justify its approval. However, in the light of the foregoing concerns, the overall conclusion at this stage is that very special circumstances have not been demonstrated. to clearly outweigh the harm to the Green Belt and that the principle of development within the Green Belt is acceptable.

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Comprehensiveness of the development 8.23 Policy GO2 seeks a comprehensive masterplan to underpin the development of the

sites to the north of Goffs Lane. 8.24 The current application constitutes one half of the northern site allocation on Goffss

Lane and must also be considered in relation to the south of Goffs Lane allocation within the emerging local plan. To enable a degree of comprehensiveness to the development access, design and drainage measures are important elements that contribute to the overall delivery of development on this site.

Access Junctions 8.25 It is important to establish whether there is a potential that acceptable access

junctions can be provided for each of the sites independently. This does not however constitute a detailed assessment of each of the access junctions per se but to establish whether the principle of the junctions is reasonable. This particular matter is covered in paras 8.42 to 8.48 of the report but for the purposes of a comprehensiveness assessment, it is considered that the current proposals before the Council could provide access junctions onto Goffs Lane that would accord with the Hertfordshire County Highway Design Guide.

Integration of layouts

8.26 The detailed built relationships between the proposed development and the

adjoining Tina Nursery site cannot be considered at this stage given the outline nature of this proposal. However, it is considered that the respective masterplans for the two sites could accommodate development that would integrate well within

Tina Nursery and Inex Nursery

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this setting. It is also important to consider how the development would integrate with the Goffs Oak Village community facilities particularly with regard to connectivity between the sites. Whilst the indicative layout would allow for the potential of a pedestrian linkage between the application site and Goffs Oak Village, officers have had extensive deliberations with the Applicants as to how best to accommodate the relationship between the care development and the village centre and its community facilities. Those deliberations are not resolved and whilst they do not need to be in order to grant outline planning permission, it is possible that an alternative layout would lead to a reduction in overall unit numbers. This matter is discussed further in section xxx of the report.

Integration of SuDS

8.27 The drainage strategy that has been put forward under the current application is

covered within para. 8.42 to 8.48 of the report. However, it is considered that there is an opportunity to provide an integrated SuDS solution between the application site and Tina Nursery. A planning condition is attached to the draft Tina Nursery decision (decision not yet issued as S106 is yet to be completed). This condition requires the Tina Nursery development to include a surface water drainage connection on the border of the Tina Nursery site so as to facilitate an integrated drainage scheme between the two sites.

8.28 Having considered the above matters, it is considered that the proposed

development would not prejudice the delivery of the sites that form part of the draft allocation polices GO2 and GO3. It is also considered that there are opportunities for integration in respect of access junctions, layouts and drainage measures. It is also considered that there is the potential to integrate this development with the village centre. That matter would need to be progressed through a reserved matters application should this application be approved.

Design, Layout and Appearance

8.29 Local Plan Policies H8, H11, HD13, HD14 and HD16, together with the Council’s

SPG seek to ensure that new development proposals respond appropriately to the established character of the area through high quality design, appropriate densities and accessibility.

8.30 The detailed scale, design and layout of the development and the internal roads

and footpaths within the site are not matters for consideration as part of this application. However, the application has been supported by indicative layout and elevational drawings to aid in understanding how the proposed development would sit within this setting. The design approach that has been put forward by the applicants purports to feature 4 blocks of 2.5 stories featuring a gable roof form with a combination of flat roof dormers, as well as inverted dormers. The 4 blocks are ‘L’ shaped to afford the creation of an internal courtyard area within the site.

8.31 The proposed care home element would provide 78 bedrooms, and would be sited

to the south east corner of the site in close proximity to the development’s access. This block, known as ‘Block A’ would have its entrance located closely to the ground level car park area immediately adjacent to the northern elevation. This is to aid in the drop off of residents and emergency vehicles.

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8.32 The no.105 retirement living apartments are distributed between remaining 3 blocks, B, C and D. These blocks provide 1 and 2 bed apartments along with communal areas. Block B, to south west, would provide a ground floor retail/café. The location of this retail/café unit would integrate well with the wider Goffs Oak Village centre, potentially serving the wider community. There would be pedestrian access from the Goffs Oak frontage as well as the from the community facilities to the west. Car parking would be provided at both ground and basement level.

8.33 In order to secure the number of units sought within this development, the

applicants are reliant on achieving a substantial number of units within the roof space. Officers have questioned the ability of an extra half storey to achieve the numbers sought. A section drawing has therefore been submitted to demonstrate that this is achievable and this is shown below. Officers have three concerns with this: firstly that a full third storey is being introduced; secondly that very wide flat roof gable will result; and thirdly that this section could not be replicated throughout the development. Whilst further deliberations will take place before the committee, the conclusion is that the submitted layout and outline designs would not acceptably support the number of units sought and that this application represents an over development of the site.

8.34 The development would provide a significant level of apartments along with

the care home. The indicative plans and elevations and section are not considered to sufficiently demonstrate that the site can comfortably accommodate a development of this scale, design, bulk, and layout. As such, it is considered that the development would not comply with Local Plan Policies H8, H11, HD13, HD14 and HD16.

Proposed section and roof profile

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Amenity and Impact on Neighbours 8.35 Local Plan Policies H8 and HD16, together with the Council’s Borough Wide SPG

seek to ensure that new development proposals do not materially harm the amenities of existing local residents and future residents of the proposed development.

8.36 The retirement living apartments are distributed between three additional buildings

of a similar ‘L’ shape. The building that would face the public highway Goffs Lane would also accommodate the proposed retail/restaurant unit. Beyond that the building would provide retirement living apartments.

8.37 At two and a half/three storeys the proposed buildings would be served by high

level windows. Notwithstanding the above, the submitted indicative masterplan suggests that the buildings within the site could be adequately spaced between each other and therefore would not likely give rise to independent or mutual overlooking or any other adverse amenity impact on any of the future occupiers.

8.38 Beyond the site, the nearest residential development would be the Tina Nursery

housing of which a full detailed layout as part of a reserved matters scheme is yet to have been submitted to the planning authority. Notwithstanding this, the indicative layout that was submitted as part of the outline scheme appears to have rear gardens adjacent to the mutual eastern boundary of the site. The indicative layout of the current proposal provides an access road along this boundary. As such, on the basis of the above considerations, it is considered that the separation distance between this Tina Nursery development and the current proposal affords a sufficient degree of separation and therefore not likely to result in an adverse impact on the future occupants of this adjoining site.

8.39 To the rear of the site are dwellings located within the The Asters. These dwellings

located at the fork of this cul-de-sac would be closest to the proposed development. However between the site and this development is a significant separation distance along with mature planting, such that views of these homes are largely screened from within the application site. Although detailed elevations are not provided at this stage, it is not considered that the development would give rise to an adverse impact on the amenities of the dwellings on The Asters. To the west of the site are the community facilities that form part of the Goffs Oak Village Centre which are therefore not residential in nature.

8.40 Although landscape and detailed layout details are not to be agreed as part of this

outline scheme, it is considered that the proposal could be able to afford a good degree of amenity space for the future occupants. In addition, the site’s proximity to community facilities within the village centre enhances the amenities of the future occupants. On this basis, it is considered that the proposal would be acceptable in all respects relating to amenity.

8.41 On the basis of the above considerations, it is considered that the proposed

development is capable of achieving an acceptable level of residential amenity for both future occupiers as well as residents of adjoining properties subject to this matter being given due consideration at reserved matters stage.

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Highways and Parking 8.42 The application is supported by a Transport Assessment and a Draft Travel Plan.

The proposal, in highway terms, would be for the construction of a new priority access arrangement from Goffs Lane. Goffs Lane is classified a Secondary Distributor Road and carries a significant amount of traffic.

8.43 The Highway Authority has taken note of the various development sites within this

vicinity and in particular the Tina Nursery development as well as the South of Goffs Lane site. To maintain continuity along this stretch of Goffs Lane, and to address the safety concerns of what will be several conflicting right turn movements at three different accesses, the Highway Authority advised a right turn lane should be provided as part of the access strategy. The County Highway Safety team advise that given the close proximity of the proposed Tina Nursery access and Land South of Goffs Lane access, a consistent approach should be adopted in the form of right turn lanes for each junction.

8.44 The proposed access into the site is to be located to the eastern end of the site,

adjacent to the Tina Nursery site. This access is to be the sole vehicular access into the site. Following advice from the County Highway Authority, the applicant has submitted revised details of the access aimed at ensuring that there would be limited potential for the over track of HGV vehicles onto oncoming traffic. The proposed access details now also include a pedestrian central refuge island.

Proposed access onto Goffs Lane

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8.45 In respect of junction capacity given the cumulative impact of the developments proposed within Goffs Oak, Hertfordshire County Council Highways has confirmed that a section 106 contribution is likely to be sought towards the proposed signalisation scheme of the Newgatestreet Road / Goffs Lane junction (details of this is provided in Broxbourne’s Transport Strategy).

8.46 The original proposals for this development that had informed the Local Plan

allocation had sought a separation of residential and commercial traffic into the site. With an elderly persons development now being proposed, that issue is even more important. However, as a single vehicular access is now being proposed at the eastern extremity of the site, it is no longer possible to separate traffic to the proposed shop(s) and restaurant from the elderly persons’ development. The potential solution to this conflict would be to access the commercial units from the village centre and as outlined in the foregoing that is still an outcome that is sought. In the absence of such a solution, the relationship between commercial traffic and elderly users of the development would constitute a relatively unsafe environment that is not considered to be acceptable when there are potentially better alternatives.

8.47 With regard to parking, the applicant has provided a TRICS assessment for the

retirement apartments based on 7 similar sites. From assessing these sites it is apparent that those with lower parking provision have better/closer access to key facilities/amenities (e.g. a rail station, supermarket, shopping parades, etc.) compared to this site. The Highway Authority has advised that sites in TRICS which are more comparable in location to this site have higher parking to residential unit rations -as high as 72%. This is also closer to Broxbourne’s Parking Standard of 0.75 spaces per unit with warden controlled sheltered accommodation.

8.48 The applicant’s transport statement assumes that for 125 retirement apartments

40% of residents would own a car. As there is no specific number that has been put forward by the applicants in respect of the extra care accommodation and the care home, this assumption is considered to be worst case scenario. If the worst case scenario is put forward under reserved matters, the applicant acknowledges that the proposed level of onsite parking in relation to retirement apartments falls below the parking guidelines. However it is argued that the development would provide a range of travel modes including an onsite shuttle bus service for staff, residents and visitors to the site. The Transport Statement also makes reference to the provision of two electric cars that would operate in a similar manner as a car club operation with residents able to hire vehicles on an hourly/daily basis. The provision of car parking at the level proposed is reliant on an underground car park. Should such a car park not be able to be implemented this would have a major consequence for the number of units in the development.

8.49 Overall, it is considered that subject to the imposition of planning conditions

to secure additional works, the proposed development could comply with the Interim Car Parking Standards, Policies T3 and T11 of the adopted Local Plan, emerging Policies TM2 and TM4 of the draft Local Plan and the NPPF.

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Provision of retail unit 8.50 Under Policy GO2, the draft allocation policy for the site, there is a requirement for

the provision for a retail use for a café/restaurant. It is acknowledged that the former Inex Nursery site benefited from a popular café that served the local community. Given the close proximity of the site to the Goffs Oak neighbourhood centre, it is not considered that the provision of a retail unit on this site would be sequentially unsound. To allow a degree of flexibility for the end user of the site, the proposal allows for the provision of an A1/A3 retail unit(s) measuring approximately 340 square metres. On the basis of the above considerations, it is considered that subject to the inclusion of a condition to control the allocation of floorspace, the provision of the retail element complies with policy GO2 of the draft local plan.

Trees and landscaping

8.51 The application is supported by a Landscape Design Strategy that has been

prepared by Wilder Associates. In addition, an Arboricultural Report has been submitted which identifies a cluster of trees to the frontage of Goffs Lane which are protected by a Tree Preservation Order. The report confirms that the trees within this designation will be retained and protected as part of the redevelopment of this site. It is advised that two category U trees will need to be removed as part of the development owing to their poor physiological condition. The Landscape Strategy advises that the proposed development will seek increased tree planting along with shrubbery to enhance and encourage green links to the surrounding woodland and Green Belt as a means of mitigating harm to the openness of the Green Belt.

Biodiversity and Ecology

8.52 Policy GBC20 of the existing Local Plan states that planning permission will not be

granted for development which will have a material adverse impact on protected species. This is echoed in Policy NEB4 which states landscaping schemes should maximise their benefits to biodiversity by using locally appropriate native species wherever possible. Integrated features for wildlife are also encouraged. The Wildlife Trust has considered the application and advised that details of tree planting and aftercare should be provided along with the provision of integrated bat boxes and swift boxes. It is considered that subject to the above, the proposed development the proposed development complies with adopted Local Plan Policies GBC20 and draft policy NEB.

Flood Risk and Drainage

8.53 Both local and national policies require that new development utilises the most

sustainable forms of drainage systems in accordance with the SuDS hierarchy. Draft Policy GO2 makes reference to a comprehensive development of the identified nursery sites. It is therefore considered that the proposed surface water drainage strategy should also facilitate a drainage connection for the adjoining Inex site as a means of delivering an integrated development. It is therefore recommended that the details of surface water drainage connections are provided as part of the reserved matters details.

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8.54 The site is located within Flood Zone 1 which is at least risk of flooding. The site is also not considered to be susceptible to surface water flooding, ground water flooding or other artificial sources of flooding. The application initially proposed to discharge the surface water arising from the proposal into underground tanks and discharge into the Thames Water apparatus in Goff's Lane. Although Thames Water has not objected, the Lead Local Flood Authority, LLFA advised that this was not the most sustainable means of drainage for the site and that the applicant should ideally pursue a more sustainable drainage strategy.

8.55 It was encouraged that the applicant make use of the surface water connection

provided on the adjoining Tina Nursery site to allow surface water attenuation to the rear of the Tina Nursery proposals within the open attenuation features proposed on the Tina Nursery site. The applicants have expressed reservations about utilising the Tina Nursery connection because of the potential constraints relating to the implementation of the development in the context of a different landowner with their own development timescales. However, it is the view of officers that the most sustainable approach would be to provide onsite attenuation within the application site, with the connection facilitating green field run off.

8.56 The applicants have offered an alternative strategy which consists of an open

surface water proposal with underground attenuation. This strategy would discharge into the Thames Water connection in Goff's Lane following attenuation as outlined in the drainage strategy and plan. This is not considered to be the most sustainable approach to drainage on the site.

8.57 It is considered that an appropriate drainage strategy can be achieved on the site.

Overall, it is considered that subject to the imposition of planning conditions to secure additional details and compliance with the FRA submitted, that an appropriate drainage solution could be implemented in accordance with the SUDS hierarchy..

Refuse and Recycling

8.58 Although no waste and recycling storage areas are annotated on the site layout

plans there is ample space within the site to provide waste storage Details in respect of refuse and recycling provision will be assessed as part of the reserved matters.

Affordable Housing and Planning Obligations

8.59 It is noted that the application provides a combination of extra care accommodation

and a nursing home. Both components are considered to trigger the requirement for affordable housing in accordance with Policy H13 of the Council’s Local Plan. Adopted Policy H13 is applicable and requires that 40% of the total number of units to be affordable accommodation.

8.60 The provision of new housing places increased demands on services and facilities

in the area. It is important that new development is accompanied either by the provision of new services and facilities or contributions to existing services and facilities to meet those increased demands. The relevant service providers have been contacted as a part of the section 106 consultations process. It has been identified that additional service demand can be suitably addressed by financial

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contributions. A range of contributions has been discussed with the applicants. Should this application be resolved for approval, it is considered that this package should be remitted to the Head of Planning and Development to determine in consultation with the Chairman.

Other Matters 8.61 Under Policy GO1, the Council aims to work with the local community to produce

an improvement plan for Goffs Oak. The proposed development would be located within close proximity to the community facilities within the village. The Council’s aspiration is to provide enhancements to these facilities with improved pedestrian and cycle linkages. The proposed enhancements that have been identified as possible projects include a new community hall, tennis courts, changing rooms and additional parking provision. Connectivity between the application site and the Village centre is therefore considered to be vital and the current application has therefore been considered broadly in the context of the potential for such improvements. It is considered that the proposed development could provide an opportunity to contribute towards the enhancement of the wider area subject to more detailed master planning.

Goffs Oak Village Indicative Concept Diagram

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9.0 CONCLUSION 9.1 The principle of establishing a mixed use elderly persons and commercial scheme

is considered to be acceptable in principle and to accord with the provisions of the NPPF and the new Broxbourne Local Plan. The provision of much needed elderly housing within the locality in this sustainable location would be welcomed. The applicants have made much progress in pursuing this development. However, to date it has not been demonstrated that the scale of development sought could be acceptably accommodated within the confines of this site. Officers are also concerned that traffic accessing the commercial uses on the site would not sit comfortably with its predominant use as an elderly persons’ development.

10. RECOMMENDED that: planning permission be refused for the following

reasons:

1. It has not been demonstrated that 105 apartments as well as a 78 bed care home could be accommodated on this site. As such the proposed development would therefore represent an overdevelopment of the site contrary to policies HD13, HD16, H8 and H11 of the Broxbourne Local Plan Second Review 2001-2011 as well as policies G02, DSC1 and DSC7 of the emerging Local Plan.

2. The proposed development constitutes inappropriate development in the

Green Belt and would result in harm to the openness of the Green Belt which would not be clearly outweighed by very special circumstances. As such the proposed development would be contrary to policy GBC2 of the Borough of Broxbourne Local Plan Second Review 2001-2011 and policy GB1 of the emerging Broxbourne Local Plan and the NPPF.

3. The means of access would result in an unsafe and unacceptable

relationship between the elderly users of the development and traffic accessing the commercial uses contrary to policies HD13, T1, T3 and T9 of the Borough of Broxbourne Local Plan Second Review 2001-2011 and policies H5, TM1 and TM3 of the emerging Local Plan.

_____________________________________________________________

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Item 2: 07/19/0306/O Location: Woodham Nursery, St James Road, Goffs Oak, Waltham Cross Description: Outline application with all matters reserved except access and

layout, for the demolition of existing buildings and erection of 26 dwellings and provision of 66 car parking spaces.

Applicants: Mr A Davidson, Founthill Land Ltd Agent: Henry Planning Ltd Date Received: 01/04/2019 Expiry Date: 03/07/2019 Officer Contact: Chenge Taruvinga Date of Committee: 24/07/2019 Ward Councillors: Cllr Mills-Bishop, Cllr Moule and Cllr Pearce 1.0 CONSULTATIONS 1.1 Hertfordshire County Council Highways – Objection on the basis of insufficient

provision for all residents and visitors to travel sustainably and inadequate information in respect of implications on highway safety,

1.2 Lead Local Flood Authority – Objection on the basis of inadequate information 1.3 Thames Water – No objection subject to recommendations in respect of

waste and water comments 1.4 HCC Fire and Rescue Service – No objection 1.5 Hertfordshire Constabulary – Objection on the basis of inadequate information 1.6 Herts and Middlesex Wildlife Trust – Objection on the basis of insufficient

information 2.0 PUBLICITY 2.1 The Council wrote to 17 neighbouring residents, and posted site notices. 3.0 REPRESENTATIONS 3.1 At the time of writing the report no representations had been received.

RECOMMENDED that planning permission be refused for the reasons set out at the end of the 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:

GBC2 Development within the Metropolitan Green Belt SUS6 Air Quality SUS10 Noise Sensitive Development SUS11 Light Pollution SUS12 Development on Contaminated Land SUS17 Flood Prevention SUS18 Surface Water Drainage 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 HD18 Trees, Hedgerows and Woodlands HD22 Community Safety RTC1 Hierarchy of Town and Local Centres T3 Transport & New Development 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 and the examination hearings have now concluded. The following draft policies are a material consideration in assessing this application and should be afforded some weight: PM1 Sustainable Place Making INF1 Infrastructure INF8 Local Cycling and Walking Infrastructure Plan INF11 New and Expanded Primary Schools PO1 Planning Obligations IMP1 Delivery of Development DSC1 General Design Principles DSC3 Design Affecting the Pubic Realm DSC4 Management and Maintenance DCS5 Sustainable Construction DSC6 Designing Out Crime H1 Affordable Housing H3 Housing Mix ED3 Loss of Employment Uses – Rest of the Borough W1 Improving the Quality of the Environment W4 SuDS W5 Flood Risk NEB1 General Strategy for Biodiversity NEB3 Green Infrastructure NEB4 Landscaping and Biodiversity in New Developments

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ENV1 Residential and Environmental Quality EQ2 Air Quality EQ4 Noise EG5 Contaminated Land TM1 Sustainable Transport TM2 Transport and New Developments TM3 Access and Servicing TM4 Electric 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 all forms of development.

4.4 The National Planning Policy Framework (NPPF) 2018 should also be considered

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) are also relevant.

5.0 LOCATION AND DESCRIPTION OF SITE

View of the site from St James Road

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5.1 The application is located on the northern side of St James Road to the west of the

settlement of St James, Goffs Oak. This part of Goffs Oak is semi-rural in character with small clusters of residential development surrounded by areas of verdant countryside and former nursery land.

5.2 The application site measures approximately 125 metres in depth and 77 metres in

width and is of a rectangular shape. Part of the site is characterised by a few outbuildings and also serves as storage for a number of old vehicles.

Location plan of the site

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5.3 The site itself comprises of two former nursery sites of Brookwall nursery to the south and Woodham Nursery to the north. Whilst there are remnants of hardstanding visible within parts of Brookwall Nursery, the site is characterised by largely open overgrown vegetation. Woodham nursery to the north features a number of outbuildings and appears to be used for the informal storage of a few vehicles.

5.4 The application site as submitted measures approximately 125 metres in depth

and 77 metres in width and is of a rectangular shape.

View of the southern part of the site

View of the northern part of the site

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View of the northern part facing west

View of the existing outbuildings in the southern part of the site

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6.0 PROPOSAL 6.1 This application seeks outline planning consent for the redevelopment of the site to

provide outline planning permission for the demolition of the existing building and the erection of 26 dwellings along with the provision of 66 car parking spaces with means of access and layout. Access and layout are to be considered as part of the application. Appearance, landscaping and scale are reserved.

6.2 The proposal would be served by an access off St. James Road and would be characterised by a mix of semi-detached and detached dwellings.

6.3 Access details which include an indicative layout have been provided.

6.4 The application is accompanied by a number of supporting documents as follows:

Design, Access and Planning Statement

Planning Statement

Flood Risk Assessment

Preliminary Ecological Appraisal

Affidavit of Frances Bridget Fordham on the historic use of the site

Proposed layout plan

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7.0 RELEVANT HISTORY 7.1 The site has extensive planning history:

Brookwall Nursery Planning History 07/16/1092/F Variation of conditions 2 and 3 of planning permission 7/209/1995 for two residential caravans and two caravans and sheds – Refused 30/06/2017 07/18/0798/F – Erection of 6 new four bedroom dwellings –Refused 15/10/2018 07/18/0447/F Erection of detached five bed dwelling and detached triple garage – Refused 27/06/2018 07/18/0147/F Erection of 6 new four bedroom dwellings – Refused 25/04/2018 07/191/1983 Mobile home for agricultural worker – Conditional Approval 12/04/1983 07/368/1983 Mobile home - Refused 14/06/1988

Woodham Nursery Planning History 07/18/0844/LDC Certificate of lawfulness for existing change of use of land from amenity to stabling of horses - Refused 04/09/2018 07/038/1996 (Post facto) Change of use from shed to residential – Refused 28/02/1996

07/074/1988 Siting of Mobile Home (Renewal) – Appeal allowed 23/10/1993

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8.0 APPRAISAL 8.1 The main issues to consider in the assessment of this proposal are as follows:

-Principle of residential development - Design, layout, density and appearance; -Impact to the amenity of neighbouring residential properties;

- Highways/Parking;

- Trees and Landscape; - Biodiversity and Ecology; - Flood risk and Drainage; - Refuse and Recycling;

- Planning Obligations;

Principle of Development

8.2 The application site is located in the Green Belt. The policies of the adopted Local Plan, and in particular Policy GBC2 – Development within the Metropolitan Green Belt, set out the circumstances where development may be permissible within the Green Belt. That would not include the development proposed within this application which is therefore contrary to the adopted Development Plan.

8.3 The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping

land permanently open; the essential characteristics of Green Belts are their openness and their permanence. The National Planning Policy Framework (NPPF) identifies the construction of new buildings within the Green Belt as inappropriate development, unless they benefit from one of the exemptions set out in Paragraphs 145 and 146 of the NPPF. One of those exceptions is for previously developed land. However, the application site is not previously developed land in that its existing use is primarily as a horticultural nursery. The site is no longer in use with most of the nursery buildings having been removed. The established use of the site is considered to be agricultural. Agricultural buildings and uses, such as a horticultural nursery, are excluded from the NPPF’s definition of previously developed land. This being the case the proposed development is defined as inappropriate development in the Green Belt.

8.4 Paragraph 143 of the NPPF identifies that

“inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances”.

Paragraph 144 of the NPPF states that:

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“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 There is no definition of the meaning of ‘very special circumstances’ but case law has held that the words "very special" are not simply the converse of "commonplace". The word "special" in the guidance implies a qualitative judgement as to the weight to be given to the particular factor for planning purposes. Paragraph 144 of the NPPF also states that ‘substantial weight is given to any harm to the Green Belt’ therefore an applicant is required to demonstrate whether there are any circumstances that are truly very special and unlikely to give rise to any harm to the green belt.

8.6 The applicant has submitted a Planning Statement which identifies the following items as constituting very special circumstances in favour of the application proposal:

7. Provision of affordable housing in excess of policy requirement; 8. Contribution towards unmet housing need; 9. Remediation of contaminated land; and 10. Redevelopment of brownfield land

8.7 The issue before the committee is therefore whether this package of potential

benefits, when taken as a whole, constitutes very special circumstances sufficient to outweigh the harm to the green belt.

Provision of affordable housing in excess of policy requirement

8.8 The planning statement advises that the proposal would provide 61.5% of the proposed residential units as affordable housing, thereby significantly exceeding the Council’s requirement to provide 40% affordable housing. It is advised that the housing split would be 8units for affordable rent (2 bedroom units) and 8 units for starter homes (5x2 bedroom and 3x3 bedroom units). The application argues that there is a high demand for affordable units in the borough and in particular within the Goffs Oak location.

8.9 Notwithstanding that the proposed development would provide a considerably

larger proportion of affordable housing, through the local plan allocations coming forward within the Goffs Oak area that would contribute towards affordable housing. It is therefore not considered that the higher proportion of affordable housing provision would outweigh the Green Belt harm particularly the harm to openness. As such limited weight can be afforded to this as constituting very special circumstances.

Contribution toward unmet housing need

8.10 The planning statement indicates that the proposed development would contribute

towards the borough’s housing stock. The statement argues that the Council has not met its housing delivery targets for the period 2015 to 2018. It is suggested that the Council will not be able to deliver its housing targets and as such would have to rely on windfall sites and it is put forward that this site is a windfall site.

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8.11 The emerging local plan allocates a significant amount of sites for residential development with a number already being delivered. The applicant’s assertion that the Council may not be able to meet is housing delivery target is not considered to be sufficiently evidenced and as such, not considered to be a reason that would outweigh the potential harm of the proposed development to the Green Belt. As such, no weight is attached to this point.

Remediation of contaminated land

8.12 The applicant indicates that the proposal would also redevelop land that has been identified as having a moderate level risk of contamination. The planning statement makes reference to the NPPF that states that planning policies and decisions should support appropriate opportunities to remediate “…despoiled, degraded, derelict, contaminated or unstable land”.

8.13 It is the view of officers that the applicant’s interpretation of para.118 of the NPPF is

unsound. Para.118 (c) specifically applies “…suitable brownfield land within settlements...” The site is not within the settlement area, but the Green Belt. Whilst the development would enable the clearance and decontamination of the site as part of the construction process, it would significantly erode the openness of the site within the Green Belt. As such, very limited weight is attached to the remediation of the site.

Redevelopment of brownfield land

8.14 The planning statement indicates that the site is considered to be brownfield land.

The planning statement asserts that Woodham Nursery contains dilapidated buildings and outbuildings of various design and the remains of former glass houses. It is advised that the majority of the site is characterised by areas of hardstanding.

8.15 Having visited the site, it is noted that there are a number of outbuildings and areas

of hardstanding within the site. It is the view of officers that these structures are associated with the established agricultural use of the site, notwithstanding that this use has ceased. As such it is considered that no weight can be afforded to the brownfield nature of the site.

Conclusion on very special circumstances

8.16 The assessment of what constitutes very special circumstance varies in

relation to each individual site. Case law has established that the package of very special circumstances is required to be considered cumulatively. In this instance it is considered that only one of the foregoing circumstances that can be afforded some weight. It is acknowledged that provision of housing in general and 61.5% affordable housing in this instance would be of some benefit but the Council has allocated sites within the emerging plan that are delivering housing which includes affordable provision. The remaining matters that have been put forward as part of the application have not been afforded any weight because they do not technically meet the criteria for brownfield land as set out within Annex 2 of the NPPF 2019. On the basis of this, it is not considered that there are any very special circumstances that could justify the proposed development.

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Design, Layout and Appearance

8.17 Local Plan Policies H8, H11, HD13, HD14 and HD16, together with the Council’s SPG seek to ensure that new development proposals respond appropriately to the established character of the area through high quality design, appropriate densities and accessibility.

8.18 As highlighted earlier, the current application seeks permission for details in respect of access and layout. To that end the application is supported by a layout plan that presents a single access road that runs centrally through the site leading to the rear of the site (Woodham Nursery). The proposed dwellings would be sited on either side of this access. This access affords the siting of houses on either side. The dwellings to be sited along the St James Road frontage are either semi-detached or terraced two storey units with parking areas located to the rear of the dwellings. Further within the site is a mix of detached, terraced and semi-detached dwellings, all on linear plots.

8.19 The development’s layout is at odds with the wider pattern of development in this

setting. This is due to the excessive number of dwellings proposed on the site which necessitates awkward built relationships between the dwellings. As a consequence, the layout appears cramped and urban, with linear plots and extensive areas of hardstanding. Much of the development within the wider area is set on larger, irregularly shaped plots with mature landscape features. It is therefore concluded that the number of units proposed on this plot contribute to a layout that detracts from the established character of this area.

8.20 Overall, it is not considered that proposed 26 dwellings can comfortably be

accommodated on the application site as they contribute to an overly dense, urban and unsympathetic form of development. The proposal therefore fails to comply with Local Plan Policies H8, H11, HD13 and HD16 and policies ENV1 and DSC1 of the emerging plan.

Amenity and Impact on Neighbours 8.21 Local Plan Policies H8 and HD16, together with the Council’s Borough Wide SPG

seek to ensure that new development proposals do not materially harm the amenities of existing local residents.

8.22 The proposed development would be adjacent to neighbouring residential

properties within St. James. The building lines of the dwellings proposed to the front of the site would be set forward of the building line of the residential dwellings on either side. This limits the potential for overlooking from these dwellings. The residential units within the site would face into the site, with rear gardens backing onto the neighbouring sites. As a consequence, there would be a considerable separation distance from the habitable rooms of the dwellings proposed and the private garden areas of the properties they back onto.

8.23 In respect of the internal amenity relationships, it is considered that the amenity

relationships within the proposed development would be relatively poor and compromised due to the contrived layout that is a consequence of the excessive number of dwellings proposed on this site. Although the amenity standards set out

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within the design guide may be met in some instances, the development would not provide a high quality amenity space for the future occupants of these properties if planning permission were to be granted.

8.24 On the basis of the above considerations, it is considered that the number of

units proposed contributes to poor internal amenity relationships within the site, which would be at odds with Local Plan policy H11 and policy ENV1 the emerging Local Plan. Highways and Parking

8.25 The application has not been accompanied by a Transport Assessment or Travel Plan. The Design, Access and Planning Statement includes a section on highway and parking matters. The statement advises that the proposed access to serve the site would be of a 6 metre width. It is advised that the access would allow two large cars to enter and exit the site at the same time and that both movements can be undertaken without overrunning the perceived centre line of St. James Road. It is also advised that the proposal would incorporate a turning head to allow a 10.2 metre long HGV to enter and exit the site in forward gear. It is also stated in para.10.5 of the document, that the proposal also incorporates a 0.5 x 70 m sight line at the location of the pedestrian crossing provision on the south side of St James Road at the proposed site access. It is advised that this would allow visibility to the right of the crossing and a 70m sight line may be achieved to the left of the crossing to a point in the centre of the offside approach lane.

8.26 The Highway Authority has reviewed the application details and advised that as

there are no tracking diagrams to support the design, it is not clear if a car and a supermarket delivery van (at circa 6.5 metres long) can safely and conveniently pass by one another for example at the access (approaching from all directions). There appears to be a new footway shown on both sides of the access but no pedestrian dropped kerbs or tactile paving across it. No visibility splays are shown on the submitted plans.

8.27 The Highway Authority has also expressed concerns with the considerable scale at

26 dwellings, and the resultant trip rates anticipated. As such, the proposal is considered as falling significantly short of sustainable travel related policies in the NPPF. The revised NPPF (2018) has a greater emphasis on the importance of sustainable travel compared to its predecessor. Paragraph 108 states that developments should ensure that "safe and suitable access to the site can be achieved for *all* users", and that “appropriate opportunities to promote sustainable transport modes can be – or have been – taken up”. Paragraph 110 goes on to state that “development should give priority first to pedestrian and cycle movements… create places that are safe, secure and attractive, which minimise the scope for conflicts between pedestrians, cyclists and vehicles… and allow for the efficient delivery of goods, and access by service and emergency vehicles". Hertfordshire County Council’s new Local Transport Plan 4 (2018) also places a much greater emphasis on the importance of sustainability/accessibility.

8.28 In this case, a new footway is proposed along St James Road to link to The Asters to the east, but there are very few amenities/facilities in this direction (only a public house, a post box and a church). The vast majority of residents could be expected to travel in a westerly direction towards Newgatestreet Road, and then route down

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to the Newgatestreet Road / Cuffley Hill / Goffs Lane junction, where there are a number of small shops and two bus stops. Cuffley Rail Station is also in this direction. However, to access these facilities, pedestrians must walk in the carriageway of St James Road, with no footways or lighting, and limited forward visibility at points. This represents a safety concern and will not actively encourage residents to walk and cycle to/from the site.

8.29 The Highway Authority has also expressed concerns with regards to the internal

site layout. The application proposes 1 metre footways on either side of the main internal road which are substandard (the technical standard is 2 metres). In addition, no tracking has been provided for refuse or emergency vehicles, and as such it is not clear if they can all turn around fully within the site. In addition, the point where the segregated footways change to a shared surface treatment is of poor design, and it is not clear how pedestrians will safely route into the shared surface area.

8.30 It is proposed to provide 65 car parking spaces including 3 disabled spaces for the

26 dwellings which marginally exceed the SPG guidance requirement. However some of the car parking spaces are awkward and substandard and would be detrimental to highway safety.

8.31 While the section in the DA&P statement provides an indication of considerations

that have been undertaken by the applicant in respect of highways and parking, these statements are not supported by any technical evidence which usually forms part of a transport assessment. The suggested access arrangements are therefore not considered to adequately address the requirements of the relevant development management policies which include the Interim Car Parking Standards, Policies T3 and T11 of the adopted Local Plan, emerging Policies TM2 and TM4 of the draft Local Plan and the NPPF.

Trees and Landscape

8.32 The existing landscape quality of the site is poor with overgrown shrubbery and areas of hardstanding. The tree coverage in this setting is fairly sporadic, and mainly located along site boundaries. The application has not been submitted with a Tree Survey or Arboricultural method statement. The application is not supported by a landscape strategy either. It is therefore unclear whether the proposed development would provide an acceptable level of trees and landscaping. This is particularly important given that the site is located within an area characterised by mature landscape features within the Green Belt. Given that the landscape details are to be supplied as part of the reserved matters however, it is considered that this matter can be further investigated at that stage. Biodiversity and Ecology

8.33 Policy GBC20 of the existing Local Plan states that planning permission will not be granted for development which will have a material adverse impact on protected species. The application has been supported by a biodiversity report that has been considered by the Hertfordshire and Middlesex Wildlife Trust. It is advised that the habitat described in the application accords with Priority habitat listed on Section 41 of the Natural Environment and Rural Communities Act 2006 (NERC Act), Open Mosaic Habitat on Previously Developed Land. As such a DEFRA Biodiversity

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Impact Calculator is required to demonstrate no net loss or net gain to biodiversity. In the absence of a Biodiversity Impact Calculation, and appropriate mitigation measures it is considered that the proposal fails to accord with Policy GBC20 of the existing Local Plan and Policies NEB1 and NEB4 of the emerging Local Plan.

Flood Risk and Drainage

8.34 The site is located within Flood Zone 1 which is at least risk of flooding. The

applicant has provided Flood Risk/Surface Runoff Assessment, in support of the planning application. The Lead Local Flood Authority has reviewed the details submitted and advised that the information provided to date does not provide a suitable basis for an assessment to be made of the flood risk arising from the proposed development. In particular no information has been provided regarding the proposed surface water drainage to the site. The submission states that there is a potential for soakaway and porous pavement in order to improve the surface runoff from the site, however no information has been provided on where these will be located and if soakaways are an effective and feasible surface water discharge mechanism.

8.35 On this basis, it is considered that proposed development does not accord with the

requirements of policy SUS17 and SUS18 of the Local Plan and emerging Local Plan policies W4 and W5.

Refuse and Recycling

8.36 The application is not supported by a waste and recycling storage plan. It is

therefore not clear how refuse vehicles would service the site. Details in respect of refuse and recycling provision would be assessed as part of the reserved matters should it be resolved to approve this application. Affordable Housing and Planning Obligations

8.37 As the proposal relates to more than 14 dwellings, the Council’s adopted Policy

H13 is applicable and requires that 40% of the total number of units to be affordable accommodation. In this case the applicant proposes to provide 16 affordable dwellings (61.5%) with 8 of the units for affordable rent (2 bed units) and 8 for starter homes (5 x 2 bed units and 3 x 3 bed units). The merits of the quantum of affordable housing provision put forward as part of this application have been considered earlier in this report. Should members be minded to support this proposal it would be appropriate to secure the affordable housing via a planning obligation under s.106 of the Town and Country Planning Act 1990 [As amended].

8.38 The creation of new dwellings places increased demands on services and facilities in the area. It is important that new development is accompanied either by the provision of new services and facilities or contributions to existing services and facilities to meet those increased demands. The relevant service providers have been contacted as a part of the section 106 consultations process. It has been identified that additional service demand can be suitably addressed by financial contributions. The below contributions are considered to be in accordance with the CIL 123 regulations in terms of pooling and are not considered to exceed any pooling restrictions.

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8.39 Should the Committee support the proposals it is recommended that the grant of planning permission be subject to the completion of a planning obligation in accordance with Local Plan Policy IMP2. It is considered that the following contributions would be necessary, reasonable and related in scale and kind to the development proposed:

£44,938.14 towards sustainable transport

£44,938.14 towards highway improvements

£453,876.54 towards education

£3,940.56 towards libraries

£970.58 towards youth service

£16,049.28 towards health

£73,814.00 towards sport and recreation

8.40 There had been no agreement in respect of the heads of terms for the S106 obligation at the time of writing of this report.

9.0 CONCLUSION 9.1 The proposed development constitutes inappropriate development in the Green

Belt and it is not considered that there are any very special circumstances that have been put forward to outweigh harm to the Green Belt. In addition, the number of dwellings proposed on the site far exceeds what the site can comfortably accommodate contributing to a cramped, urban layout with poor internal amenity relationships for the future occupiers. It is not considered that the development would be sustainable in highway terms given its location and it has not been sufficiently demonstrated that the development would not contribute to conditions that are prejudicial to highway safety. Furthermore, the application is not supported by a Biodiversity Impact Assessment calculation which would ascertain the net loss or net gain of biodiversity on the site as a result of the development. As a consequence, the level of mitigation measures required cannot be adequately scoped. The application is not supported by a flood risk assessment or a drainage strategy. As a consequence it is unclear how the development relates to the SuDS hierarchy requirements. Finally, the applicant has not formally agreed to enter into a legal agreement with the Council in respect of infrastructure provision. In the absence of a Head of Terms agreement, the development fails to accord with the relevant policies.

10. RECOMMENDED that: planning permission be refused for the following reasons:

10.1 The proposed development constitutes inappropriate development in the Green Belt and would result in harm to the openness of the Green Belt which would not be clearly outweighed by very special circumstances. As such the proposed development would be contrary to Policy GBC2 of the Borough of Broxbourne Local Plan Second Review 2001-2011 (December 2005) and Policy GB1 of the emerging Broxbourne Local Plan and the NPPF.

10.2 The number of dwellings proposed on the site would contribute to a

contrived, excessively dense form of development that would be urbanising and sit awkwardly within the semi-rural setting of St James’s Road, Goffs

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Oak. As such the proposed development would be contrary to Policy H8, H11, HD13 and HD16 of the Borough of Broxbourne Local Plan Second Review 2001-2011 (December 2005) and Policy DSC1 of the emerging Broxbourne Local Plan and the NPPF.

10.3 There is insufficient information supplied with this application to satisfy the

Local Planning Authority that the proposal is acceptable in terms of access, visibility splays, on site turning facilities, pedestrian footways that it would not therefore give rise to increased hazards to highway users. Therefore the proposal does not comply with paragraphs 108 and 110 of the revised NPPF (2018) and policies 1, 5, 6, 7, 8, 9, 19 of HCC’s LTP4 (2018).

10.4 In the absence of a completed S.106 Legal Agreement or Unilateral

Undertaking to secure affordable housing, sustainable transport, highway improvements, education, libraries, youth service, health, sport and recreation, the proposal fails to mitigate against its direct impacts and does not, therefore, satisfy the provisions of Policies H13 and IMP2 of the Borough of Broxbourne Local Plan Second Review 2001-2011 (December 2005) and emerging local plan policies H1, INF11, INF12, INF13, and PO1.

10.5 In the absence of a full drainage strategy that demonstrates how the

development would incorporate sustainable drainage systems, the proposed development does not accord with policy of policy SUS17 and SUS18 of the Local Plan the Borough of Broxbourne Local Plan Second Review 2001-2011 (December 2005) and emerging Local Plan policies W4 and W5 and the NPPF.

10.6 In the absence of a Biodiversity Impact Calculation that demonstrates how

the development would minimise impacts or provide net gains for biodiversity it is considered that the development fails to accord with policy GBC20 of the existing Local Plan and Policies NEB1 and NEB4 of the emerging Local Plan and the NPPF.

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The following schedule sets out the applications outstanding in excess of the Statutory 8 week/13 week period as at 24th July 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 Hertfordshire EN8 8RU

07/18/0461/O Outline application with all matters reserved other than access for the demolition of existing buildings and structures and the redevelopment of the site for a residential-led mixed use development - Land at Delamare Road Cheshunt

Awaiting completion of a planning obligation

27.06.2018

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

Deferred at May Planning Committee for revised design/layout. Still awaiting

04.03.2019

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access road, car parking, external works and landscaping - Oaklands Essex Road Hoddesdon

amendments

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 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

On current agenda

22.05.2019

TOTAL MAJOR THIS MONTH: 8

TOTAL MAJOR LAST MONTH: 6

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

Awaiting amendment to overcome objection.

08.05.2018

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Waltham Cross

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 Waltham Cross

Under consideration

07.12.2018

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

07/18/0806/F Demolition of existing squash club and construction of a new four storey mixed use development allowing for A1- A4, B1a, D1 and D2 use at ground level. Along with 17 ground floor parking spaces, with 10 off-site car parking spaces at the rear. The three upper floors will provide 24 one and two bed apartments (15no two bed apartments and 9no. one bed apartments per floor) - Former Hoddesdon Squash Club Conduit Lane Hoddesdon

Awaiting completion of S.106 agreement

20.11.2018

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

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

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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) with associated parking and amenity space - Beech Walk Hoddesdon

Awaiting revised drawings

29.05.2019

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

07/19/0221/F Conversion and part demolition of existing club to 10no. 1 bed, 1 no. 2 bed and 2no. studio flats including alterations to roof and construction of 2 storey residential block to rear - 171 Crossbrook Street Cheshunt

Awaiting completion of S.106 agreement

05.06.2019

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

On current agenda

03.07.2019

TOTAL SMALLSCALE MAJOR THIS MONTH: 17

TOTAL SMALLSCALE MAJOR LAST MONTH: 17

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

Awaiting amendments

08.05.2017

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

Under consideration

06.06.2018

07/18/0756/F Demolition of 74 no. garages and construction of 6 no. 2 bed and 2no. 3 bed dwellings. On site provision of new and replacement car parking spaces and off-site provision of replacement car parking spaces - Garages Site Cunningham Road Cheshunt

Awaiting legal agreement

02.10.2018

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

Awaiting amendments

22.03.2019

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access to serve the new dwellings (Refer full application 07/19/0081/LB - Friends Meeting House Lord Street Hoddesdon Hertfordshire EN11 8NE

07/19/0146/F Part single, part two storey rear extension, conversion from shop (A1) to residential (C3) to create 2no. 3 bed dwellings (Listed Building Reference 07/19/0147/LB) - Hammond Street Post Office, Flat 192 Hammondstreet Road Cheshunt

Awaiting amendments

16.04.2019

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 consideratiion

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

TOTAL MINOR THIS MONTH: 11

TOTAL MINOR LAST MONTH: 12

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

07/15/0998/F Removal of conditions 8, 11 and 12 and variation to conditions 4 and 7 of planning permission 07/15/0181/F - 55 High Road Broxbourne

Under consideration

08.12.2015

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

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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

07/18/0747/LB Listed Building Consent for fire safety works - 11 The Hollies St Catharines Road Broxbourne

Awaiting additional information

28.09.2018

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

07/19/0025/AC Replacement of 6 fascia signs with 4no. non-illuminated fascia signs, 2no. internally illuminated fascia box sign and 1no. internally illuminated totem sign - 8 The Pavilion High Street Hoddesdon

Awaiting on additional information. Approved 08/07/2019

21.05.2019

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

Under consideration

27.03.2019

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Beltona Gardens Cheshunt

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 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

Awaiting amendments

22.03.2019

07/19/0140/HF Loft conversion with rear dormer and change in roof shape from hipped to gable (Resubmission07/17/1239/HF) - 7 Station Road Broxbourne

Under consideration

15.04.2019

07/19/0147/LB Listed building consent for part single, part two storey rear extension, conversion from shop to residential (C3) to create 2no. 3 bed dwellings (Full application 07/19/0146/F) - Hammond Street Post Office, Flat 192 Hammondstreet Road Cheshunt

Awaiting amendments

16.04.2019

07/19/0261/LDP Certificate of lawfulness for proposed use as C2 (Residential institution) - 65 - 67 Crossbrook Street Cheshunt

Under consideration

15.05.2019

07/19/0268/LDP Certificate of lawfulness for existing use as 6no. flats - 31 Jacksons Drive Cheshunt

Under consideration

23.05.2019

07/19/0326/LB Listed building consent for the re-build of one chimney stack from above roof level - Wormleybury Manor Church Lane Wormley

Awaiting input from Historic England

04.06.2019

07/19/0342/HF Single storey rear extension - 40 King Edward Road Waltham Cross

Under consideration

07.06.2019

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

awaiting amendments

27.06.2019

TOTAL OTHERS THIS MONTH: 25

TOTAL OTHERS LAST MONTH: 27

GRAND TOTAL THIS MONTH: 61

GRAND TOTAL LAST MONTH: 62