Minutes: Development Control 18.03.10

THREE RIVERS DISTRICT COUNCIL

At a meeting of the Development Control Committee held in the Penn Chamber, Three Rivers House, Rickmansworth, on 18March 2010from 7.30pm to 9.30pm.

Present:Councillors Geoffrey Dunne (Chairman),Chris Lloyd (Vice-Chairman), Phil Brading,Barbara Green, Chris Hayward. Paula Hiscocks, David Major, AnnShaw OBE, Ron Spellenand Chris Whately-Smith.

Officers:Geof Muggeridge, Laurence Moore, Marie Hardingand Elwyn Wilson.

Also in attendance: CouncillorsStephen Giles-Medhurst and Mary Connolly.

DC158/09MINUTES

The Minutes of the Development Control Committee meeting held on 25February 2010 were confirmed as a correct record and signed by the Chairman.

DC159/09NOTICE OF OTHER BUSINESS

No items were submitted.

DC160/09DECLARATION OF INTERESTS

Councillors Chris Hayward and Paula Hiscocks declared a personal and prejudicial interest in Agenda Item13 - 10/0265/FUL– Part-demolition of existing dwelling and erection of single-storey front and side extensions, two-storey rear extension with dormer window, single-storey rear and side extension, loft conversion including raise in ridge and eaves heights and rooflights, alterations to design and fenestration, at 2HEATHSIDE CLOSE, MOOR PARK, NORTHWOOD, HERTFORDSHIRE, HA6 2EQ, for Mrand MrsKemal and Zainab Butt and 10/0266/CAC - Conservation Area Consent: Part-demolition of existing dwelling, at 2HEATHSIDE CLOSE, MOOR PARK, NORTHWOOD, HERTFORDSHIRE, HA6 2EQ, for Mrand MrsKemal and Zainab Buttas they were personal friends of the applicant.

Councillor Chris Hayward declared a personal and prejudicial interest in Agenda Item8 - 10/0042/FUL – Erection of a two-storey, three bedroom attached dwelling with new vehicular access and associated parking and landscaping at LAND ADJACENT 51DURRANTS DRIVE, CROXLEY GREEN, RICKMANSWORTH, HERTS, WD3 3NY for Cairnpark Properties as he knew the applicant who he had engaged to do work.

DC161/0909/1869/FUL – Change of use of land for siting of mobile home to live in long term at THE PADDOCK, LITTLE OXHEY LANE, SOUTH OXHEY for MrJordan

It was proposed by Councillor Ann Shaw, seconded by Councillor Chris Hayward that consideration of the application be deferred pending a site visit.

RESOLVED:-

that consideration of the application be deferred pending a site visit.

DC162/0910/0037/LBC - Listed Building Consent: Alteration of a window to form door opening within south east elevation and removal of brick and timber infill wall within kitchen / breakfast room at LONG BARN, 4THE PADDOCKS, CHORLEYWOOD, HERTFORDSHIRE, WD3 5EE for MrsDFyfe

It was proposed by Councillor Chris Hayward, seconded by Councillor Ann Shaw that permission be Granted as theofficer’s recommendation.

RESOLVED:-

that LISTED BUILDING CONSENT BE GRANTED subject to the following conditions:-

C1The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

REASON: To comply with the requirements of the Planning (ListedBuildings and Conservation Areas) Act 1990.

C2All internal works and external works of making good to the retained fabric shall be finished to match the adjacent work with regard to the methods used and to material, colour, texture and profile.

REASON: In order to safeguard the special architectural or historic interest of the building in accordance with Policies C1 and C8 of the Three Rivers Local Plan 1996 – 2011.

C3Notwithstanding the submitted drawings, andbefore the building operations hereby permitted are commenced, a plan at scale 1:50 showing the construction detail the re-arranged partition wall within the kitchen/breakfast room shall be submitted to and approved in writing by the Local Planning Authority and the partition shall be constructed in accordance with the details approved.

REASON: To ensure that the proposed works are appropriate to the character, form and special interest of the ListedBuilding in accordance with Policies GEN3, C8 and Appendix 2 of the Three Rivers Local Plan 1996-2011

C4Notwithstanding the submitted drawings, andbefore the building operations hereby permitted are commenced, a plan at scale 1:50 showing the construction detail of the proposed door in the south east elevation of the Listed Building shall be submitted to and approved in writing by the Local Planning Authority and the door shall be constructed in accordance with the details approved.

INFORMATIVES:

I1Given the site circumstances and subject to the conditions attached to this permission, the alterations to the Listed Building would be in compliance with Policies GEN3, C1, C8 and Appendices 2 and 3 of the Three Rivers Local Plan 1996-2011 (Adopted 2001), and would not have a significant adverse effect on the Listed Building, the character and appearance of the Conservation Area, or the residential amenities of any neighbouring properties to such an extent to justify the refusal of Listed Building Consent, or otherwise result in demonstrable harm.

I2The applicant is encouraged to incorporate energy saving and water harvesting measures when implementing this permission. Information is available from the Council’s Building Control Section, who may be contacted on 01923 727138, and on the website Any external changes to the building which may be subsequently required should be discussed with the Council’s Development Control Section prior to the commencement of work.

I3The applicant is advised that the Government has introduced new fees for the written discharge of conditions. Requests can be made by letter or by application form. Forms are available on our website together with further details for the new charges. The fees are payable per request and not per condition. Requests made without the appropriate fee will be returned unanswered. The fees are £85 per request (or £25 where the related permission was for extending or altering a dwellinghouse or other development in the curtilage of a dwellinghouse).

DC163/0910/0042/FUL – Erection of a two-storey, three bedroom attached dwelling with new vehicular access and associated parking and landscaping at LAND ADJACENT 51DURRANTS DRIVE, CROXLEY GREEN, RICKMANSWORTH, HERTS, WD3 3NY for Cairnpark Properties

Councillor Chris Hayward left the meeting during consideration of this item.

In accordance with Council Procedural Rule36(c) MsSarah Arnold spoke against the application.

Councillors expressed concern over parking, cramped development and that the proposal would be out of character as it would turn a semi-detached property into a terrace. The Planning Officer replied that Herts Highways had not objected to the proposals and the officer recommendation was for approval.

Councillor Ann Shaw stated that there were no grounds for refusal and therefore proposed that permission be Granted in accordance with the officer’s recommendation which was seconded by Councillor Chris Whately-Smith.

On being put to the meeting the proposal was declared CARRIED, the voting being 5 in favour, 3 against and 1 abstention.

RESOLVED:-

that PLANNING PERMISSION BE GRANTED subject to the following conditions:-

C1The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

REASON: In pursuance of Section 91(1) of the Town and Country Planning Act 1990 and as amended by the Planning and Compulsory Purchase Act 2004.

C2Before the building operations hereby permitted are commenced, samples and details of the proposed external materials shall be submitted to and approved in writing by the Local Planning Authority and no external materials shall be used other than those approved.

REASON: To ensure that the external appearance of the building is satisfactory in accordance with Policies GEN3, H14 and Appendix 2 of the Three Rivers Local Plan 1996 – 2011.

C3Immediately following the implementation of this permission, notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995 as amended by the Town and Country Planning (General Permitted Development) (Amendment No 2) Order 2008 (or any other order revoking and re-enacting that order with or without modification), no additional windows or similar openings shall be constructed in the flank elevations of the dwelling hereby permitted except for any which may be shown on the approved drawing(s).

REASON: To safeguard the residential amenities of the occupiers of neighbouring properties in accordance with Policy GEN3 and Appendix2 of the Three Rivers Local Plan 1996-2011.

C4No development shall take place until details of the existing site levels and the proposed finished floor levels and sections of the proposed buildings have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

REASON: In order to ensure a satisfactory form of development relative to surrounding buildings and landscape and to meet the requirements of Policy GEN3 and Appendix 2 of the Three Rivers Local Plan 1996 – 2011.

C5Immediately following the implementation of this permission, notwithstanding the provisions of The Town and Country Planning (General Permitted Development) Order 1995 as amended by the Town and Country Planning (General Permitted Development) (Amendment No 2) Order 2008 (or any other order revoking and re-enacting that order with or without modification) the following Classes of Schedule 2 of the Order as amended are withdrawn.

Part 1

Class A – enlargement, improvement or other alteration to the dwelling

Class B – enlargement consisting of an addition to the roof

Class C – alteration to the roof

Class D – erection of a porch

Class E – provision of any building or enclosure

Class F – any hard surface

Part 2

Class A – erection, construction, maintenance or alteration of a gate, fence, wall or other means of enclosure

No development of any of the above classes shall be constructed or placed on any part of the land subject of this permission.

REASON: To ensure adequate planning control over further development having regard to the limitations of the site and neighbouring properties and in the interests of the visual amenities of the site and the area in general, in accordance with Policies GEN1, GEN3 and Appendices 1 and 2 of the Three Rivers Local Plan 1996 – 2011.

C6The development shall not begin until details of the layout and construction of the new access to Durrants Drive have been submitted to and approved in writing by the Local Planning Authority. The development shall not be brought into use until the access has been laid out and constructed in accordance with the approved details.

REASON: In the interests of highway safety and convenience in accordance with Policy T7 of the Three Rivers Local Plan 1996-2011.

C7The development shall not begin until details of the disposal of surface water from the parking area have been submitted to and approved in writing by the Local Planning Authority and the development shall not be brought into use until the works for the disposal of surface water have been constructed in accordance with the approved details.

REASON: In the interests of highway safety and convenience in accordance with Policy T7 of the Three Rivers Local Plan 1996-2011.

INFORMATIVES:

I1Given the site circumstances, including the development on adjoining site(s), and the provisions of Policies GEN1, GEN3, H14, T7, T8 and Appendices 1, 2 and 3 of the Three Rivers Local Plan 1996-2011 (Adopted 2001), the proposed development (subject to the conditions attached to this permission) would not have a significant adverse effect on the residential amenities of any neighbouring properties or otherwise result in demonstrable harm.

I4Works to be undertaken on the adjoining Highway will require an Agreement with the Highway Authority. Before commencing the development the applicant shall contact the South West Highways Area Office, Shire House, Bridle Path, Watford, WD17 1AL to obtain their permission/requirements. This is to ensure any works undertaken in the highway is constructed in accordance with the Highway Authority’s specification and by a contractor who is authorised to work in the public highway.

I5With regard to water supply, this comes within the area covered by the Veolia Water Company. The applicant is advised to contact – Veolia Water Company, The Hub, Tamblin Way, Hatfield, Herts, AL10 9EZ Tel 0845 782 3333.

I6It is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of ground water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.

DC164/0910/0080/FUL – Continued use of land and buildings for film production and associated activities including retention and refurbishment of existing studios to accommodate stages, backlot, workshops, offices, production facilities, canteen / commissary and ancillary studio facilities and services, replacement and extended workshops, stage and offices. Two new stages (approx. 13,000 sqm floorspace) for the storage and public exhibition of film sets and artefacts (including cafe and gift shop), new accesses from Aerodrome Way, revised internal road layout and parking, extended backlot, landscaping and associated works at LEAVESDEN STUDIOS, LEAVESDEN AERODROME, SOUTH WAY, ABBOTS LANGLEY, WATFORD, HERTFORDSHIRE, WD25 7LT for Warner Bros Studios Leavesden Ltd

The Development Manager set out the general background and context of the report.

The Planning Officer updated her report as follows:-

Neighbour Responses

11 additional letters had been received from residents raising issues of concern and objection. The issues raised were similar to those detailed in the report as well as the following:

The immense popularity of Harry Potter would lead to huge increases in volumes of traffic. Traffic should be redirected or local roads improved by widening or traffic lights. Most people did not use the spine road, they cut through Ashfields. Parking should be amended to ensure all visitors had access to parking on site. Landscaping should effectively screen views and provide an acoustic barrier. The outdoor exhibition area should not be used for explosions, sounds effects or tannoy announcements. Construction should be limited to 8am to 6pm and weekdays only. Effectively doubling the footprint of the existing commercial site. Visitor centre should be weighed carefully against the problems and concerns of residents and the community. A model of the development should be provided. More football pitches are needed. Dwelling on the perimeter of the proposed development not shown on all the plans. No consideration of family welfare. Increase in litter. Loss of open space would ruin the area. People already come onto the Estate to photograph areas used in Harry Potter films.

Two letters had also been received in support from companies which supply services to the Studios.

Amended Plans / Additional Information

Amended plans had been received correcting minor errors on the plans and in the associated documents, and showing changes to the proposed landscaping scheme including additional tree protection measures.

The Landscape Officer had confirmed that the scheme was now acceptable aside from the level of tree planting in the car park, which could be addressed through appropriate conditions.

Additional information had also been received from the agent with regard to Policy E4 of the draft revision to the Regional Spatial Strategy. Policy E4, Supporting Sectors and Clusters, states that ‘support should also be given to the sustainable and dynamic growth of inter-regional and intra-regional sectors including……. The creative industries from London to Hertfordshire’.

Response had also been received from the agent regarding issues set out in the petition. This letter had been added to Public Access and copies made available for Members. The agent had also confirmed that there would be no reference in any literature produced or displays within the visitor facility indicating the location of local houses and/or streets which were filmed as part of the Harry Potter series of films, and that Warner Bros. had a policy of involvement with local schools and charities.

Watford Borough Council

The application to Watford Borough Council, and consultation on the Three Rivers application, had been considered by Watford Borough Council’s Development Control Committee meeting on 11 March with recommendations to grant and raise no objection, subject to conditions. That Committee were minded to agree the recommendations.