PLANNING APPLICATIONS FOR DETERMINATION...2016/08/28 · Date Received: 02.02.2016 Date of Committee: 28.06.2016 Officer Contact: Stuart Robinson Expiry Date: 08.07.2016 Ward Councillors:

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PLANNING AND REGULATORY COMMITTEE

28th June 2016

PLANNING APPLICATIONS FOR DETERMINATION Item 1: 07/16/0166/F Location: Brookfield Retail Park, Halfhide Lane, Cheshunt, EN8 0QE Description: Amalgamation of existing units 1B and 1C, extension to

the amalgamated unit (1B & 1C); insertion of mezzanine floor within amalgamated and extended unit (1B & 1C); insertion of mezzanine floor within unit 3; façade/shopfront alterations to units 1a, 1b, 1c, 2, 3, 4, 5, 6 and 7; car park and servicing layout alterations; revised landscaping details; and alterations to the existing out only access onto Halfhide Lane

Applicant: Brookfield Unit Trust Agent: Iceni Projects Ltd. Date Received: 02.02.2016 Date of Committee: 28.06.2016 Officer Contact: Stuart Robinson Expiry Date: 08.07.2016 Ward Councillors: Cllr Ball-Greenwood, Cllr Hart and Cllr Seeby 1.0 CONSULTATIONS 1.1 Environment Agency

No comments. 1.2 Hertfordshire County Council (Local Lead Flood Authority)

No objection, subject to conditions. 1.3 Hertfordshire County Council (Highways).

No objection, subject to conditions and a contribution to the New River towpath. 2.0 PUBLICITY 2.1 The application was advertised by means of site notices, 45 individual neighbouring

letters and a notice in “The Mercury” newspaper, which was published on 17/02/2016. The consultation period expired on 8th March 2016.

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

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3.0 REPRESENTATIONS 3.1 A single letter of objection has been received from a local resident. The concerns

raised are summarised as follows:

Concerns related to traffic generation exacerbating existing issues of congestion, insufficient parking and highways safety.

The site has too much retail space. The existing site has vacant units.

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

2001-2011 (adopted December 2005) apply:

SUS3 Waste and Recycling SUS5 Pollution SUS8 Noisy Development SUS18 Surface Water Drainage H6 Protecting the Amenity of Existing Residential Areas

RTC1 Hierarchy of Town and Local Centres RTC8 Shops Fronts RTC9 Shop and Business Fascias BFC1 Comprehensive Approach to Development at Greater Brookfield BFC3 Land at Brookfield Farm and Brookfield Retail Park BFC6 Land West of Halfhide Lane (Halfhide Lane Site) BFC8 Impact of the Development on the Highway Network within the Greater

Brookfield Locality BFC9 Design and Appearance

HD13 Design Principles HD14 Design Statement on Local Character HD16 Prevention of Town Cramming HD23 Access for the Disabled T3 Transport & New Development T8 Greater Brookfield Area T10 Cycling Provision T11 Car Parking IMP2 Community & Infrastructure needs linked to new development

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

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

4.3 The National Planning Policy Framework (NPPF) 2012 also needs to be considered

as it sets out the Government’s planning policies for England and how these are expected to be applied. The local planning policies listed above are generally considered to accord with the policies and principles of the NPPF.

4.4 The Interim Policy for Non-Residential Car Parking Standards (approved February 2011) is a relevant consideration

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5.0 LOCATION AND DESCRIPTION OF SITE

5.1 The site is situated on the western side of Halfhide Lane and comprises the

Brookfield Retail Park, an out-of-town shopping centre within Cheshunt. The western section of the site, which is subject to this application, contains two terraces which follow the angle of Halfhide Lane. The Brookfield Retail Park contains several retail units across the site, typically within Use Class A1 (Shops).

5.2 Located to the north east of the application site is the New River Trading Estate. To

the north of the application site lies the Halfhide Lane Caravan Park and Gypsy and Traveller site. To the west is Cheshunt Park Golf Centre. There is a single property, located to the west, known as Riverside Cottage.

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5.3 The site contains 12 separate retail units, spread across two buildings. The existing buildings are mainly designed with a hipped roof design, with pitched porticos located at the front of units. The porticos contain space for signage. Signage is also visible at the front of the site, under a glazed canopy. The majority of the site is constructed with brown roof tiles and tan brickwork. The site contains an area of car parking which adjoins Halfhide Lane.

5.4 It should also be noted that the site contains a recently approved extension to the

southern building (which currently contains a Costa Coffee and a Vision Express). This contemporary design differs from the predominant traditional pitched design with porticos, as it contains a flat canopy roof with a largely glazed frontage.

View from Halfhide Lane (looking north)

View from The Links (looking west)

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6.0 PROPOSAL 6.1 This is a full application which seeks several alterations to the two existing retail

buildings. The proposed development would include several alterations and extensions, which are listed in detail below.

6.2 The existing porticos and existing roof canopies would be replaced with new

canopies, timber soffit treatment and a louvre section spanning the full width of the buildings and returning along their sides. The louvres would measure 3.0 metres in height and would accommodate signage for the retail units below. The existing red tiled faux pitched roof, other than the porticos and glazed canopies, would not be altered.

6.3 The proposed development would replace the existing façade, would increase the

height of the existing shopfront glazing from 3.1 metres to 5.8 metres and would reclad the existing brick plinths. The existing arcade, which spans the front elevation of the retail park, would be removed.

6.4 The northern-most units (units 1B and 1C) would be amalgamated together to

create a larger unit. This unit would also be extended by approximately 12.0 metres in width and 40.0 metres in depth.

6.5 As a result of the extension to units 1B and 1C and the creation of mezzanine floors

in units 1B, 1C and 3, the gross floorspace of the retail park would be increased by 2,446 square metres.

6.6 The alterations to the front elevation of the buildings, and in particular the removal

of the porticos, would create a more open area at the front of the building, which would allow additional space for car parking. The existing service yard turning area would be replaced with an exit only route for service vehicles. The alterations to the service yard and service road would provide additional space for car parking. As a result of these changes, the number of car parking spaces would be increased across the site from 419 to 440 spaces.

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Proposed layout plan

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Existing front elevation

Proposed front elevation

CGI of the front elevation, looking north

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

Design and Access Statement

Planning and Retail Statement

Transport Statement

Car Park Management Plan

Preliminary Environmental and Geotechnical Risk Assessment

Sustainability & Energy Statement

Flood Risk Assessment 6.8 The applicant undertook pre-application consultation with local residents and

elected representatives and a report of the result was submitted in a Statement of Community Involvement.

7.0 RELEVANT PLANNING HISTORY 7.1 07/15/0288/AC – Internally illuminated fascia sign – Advertisement consent

granted. 7.2 07/14/0949/F - Installation of 2 no parasols and 7 no fabric barriers fixed with

inground sockets (Re-submission 07/14/0736/F) – Application approved. 7.3 07/14/0736/F - Installation of 2 no parasols and 7 no fabric barriers fixed with

inground sockets – Application withdrawn. 7.4 07/14/0630/AC - Internally illuminated 2 no fascia signs and projecting sign and

non-illuminated cable display system – Advertisement consent granted. 7.5 07/14/0030/AC – Internally illuminated fascia signs and non-illuminated hanging

sign. Advertisement consent granted.

CGI of the front elevation, looking west

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7.6 07/14/0007/F – Side extension to existing unit 6 to create two new retail units for flexible use class A1, A2 and A3 use, external seating area, works to reconfigure the car park and other associated works – Application approved.

7.7 07/13/0778/F - Side extension to existing unit 6 to create two new retail units for A1

and/or A3 use and erection of new entrance features and other associated works – Application withdrawn.

7.8 07/13/0590/F - New midnight pharmacy hatch window, new light fitting above hatch and associated non-illuminated vinyl signage – Application approved.

7.9 07/12/0708/AC - Replacement signage, 4 internally illuminated fascia signs and 4 non-illuminated projecting signs – Application approved.

7.10 7/11/0829/F - Addition of two units to the side of Unit 6 – This application was

recommended for refusal as the application would have resulted in the loss of parking spaces and the applicant had not adequately demonstrated that there would be no detrimental impact on current parking arrangements and congestion on the site. The application was withdrawn before a final decision was made.

7.11 The outline and reserved matters applications for the original retail sale/rental

warehousing (7/443-93 and 7/023-95, respectively) included conditions for the units to have A1 retail use with car parking provided in accordance with the approved plans.

8.0 APPRAISAL 8.1 The main issues for consideration in this case are as follows:

i. Principle development;

ii. Design, layout, and appearance;

iii. Impact on amenity of neighbouring residential properties;

iv. Highways

v. Car Parking;

vi. Planning Obligations

vii. Other matters

Principle of Development

8.2 The proposed development would extend the northern-most building and insert mezzanine floors in units 1B, 1C and 3. These alterations would increase the gross floor space by 2,446 square metres. In order to consider whether the principle of development is acceptable, the National Planning Policy Framework must be considered.

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8.3 Paragraph 26 of the NPPF identifies that when assessing applications for retail outside of town centres, which are not in accordance with an up-to-date Local Plan, local authorities should require a retail impact assessment, if the development is over a locally set retail threshold. As there is no locally set retail threshold, the default threshold is 2,500 square metres. As the development would provide 2,446 square metres of retail space, a retail impact assessment is not required.

8.4 Paragraph 24 of the National Planning Policy Framework is also a key consideration. This states that: “Local Planning Authorities should apply a sequential test to planning applications for main town centre uses that are not in an existing centre and are not in accordance with an up-to-date Local Plan. They should require applications for main town centre uses to be located in town centres, then in edge of centre locations and only if suitable sites are not available should out of centre sites be considered. When considering edge of centre and out of centre proposals, preference should be given to accessible sites that are well connected to the town centre. Applicants and local planning authorities should demonstrate flexibility on issues such as format and scale”.

8.5 As Brookfield Retail Park is located outside of the town centre of Cheshunt the

applicant has provided a sequential test. The test was based upon providing a 1,000 square metre retail unit within the three main retail centres in the Borough (Waltham Cross Town Centre, Hoddesdon Town Centre and Cheshunt Old Pond District Centre). No suitable size premises were found in Cheshunt Old Pond, Waltham Cross or Hoddesdon Town Centres.

8.6 The test has also considered whether there are any potential new build sites within the three town centres which could accommodate the proposed development. In order to accommodate the floor area (2,446 square metres) the applicant has considered sites between 1 to 1.2 hectares in area. The applicant has not found any suitable sites.

8.7 Officers take a different view on both of the above assessments. Firstly, it is considered that a sequential test should assess the potential to disaggregate what is proposed to be retailed from the extended retail park. That is not specified in the application but the units proposed typically retail clothing and other such items that could be sold from much smaller units in town centres. Whilst there is not a major vacancy problem in Broxbourne, there are numerous vacant units in town centres that could trade those goods. There is also one significant town centre retail investment site in Waltham Cross and it is surprising that this was not covered by the applicant’s assessment. This site has previously been promoted by the Council but retailers have not come forward and the site is now likely to be anchored by housing with small retail units beneath. It is accepted that the site is unlikely to attract the type of national retailers that are prevalent in Brookfield Retail Park and the Council’s Local Plan strategy is to promote large scale retailing in Brookfield. Nevertheless, it should have been assessed.

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8.8 Given the foregoing, it is considered that the sequential test has failed to fully demonstrate that the proposed development could not be accommodated within the existing town centres. That, however, is not the end of the matter as there are other material considerations that could be considered to outweigh the straight application of a sequential test.

8.9 Brookfield Retail Park is an extremely successful and popular retail destination. The emerging Broxbourne Local Plan clearly indicates the Council’s intent to expand this area as the existing town centres cannot accommodate major retail and leisure growth. It is considered that the existing retail park would benefit from a re-fresh and more and larger units would provide greater choice and competition for consumers. A proportion of the additional retail space to be provided would be in the form of mezzanine additions to existing retail units and accordingly an alternate location would not meet that specific need for retail space. All of these matters would be material to a consideration in favour of the proposed development.

8.10 The emerging Local Plan proposes a comprehensive redevelopment of Brookfield

with a major expansion of retail and leisure space. Members may therefore consider that these proposals are premature pending more certainty on the Local Plan and the master plan. However, master planning for the wider development currently envisages the Brookfield Retail Park being retained more or less in its current form. There will be issues relating in particular to access but the built form of this proposal is generally consistent with the emerging Local Plan. Whilst the wider proposals for Brookfield could change, the master planning for Brookfield is not considered to be a reason for refusing this development.

8.11 On balance, the principle of the proposed development is considered to

comply with the National Planning Policy Framework as well as the current and emerging Broxbourne Local Plan.

Design, layout and appearance

8.12 The proposed development would involve several alterations to the design of the existing buildings. The most prominent changes would be the removal of the existing portico features, the alterations to the shopfronts and the inclusion of louvres. The porticos measure 14.3 metres in height and form the tallest element of the existing buildings.

8.13 The proposed alterations to the shopfronts would differ from the existing design,

providing more glazing, removing the existing canopies and reducing the amount of brickwork within the frontage. These alterations, coupled with the removal of the glazed canopy, would increase the visibility of the shopfronts, reducing the prominence of the roof.

8.14 The proposed louvres would be located on the front and side elevations of both

buildings. The design of the louvres would largely shield the existing roof, allowing space for signage on the front elevation. Officers have agreed with the applicant that signage attached to the louvres will be by way of individual letters rather than composite signage panels. This will be secured through the imposition of a planning condition requiring the approval of the Council for all signage fixed to the louvered screens.

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8.15 The louvres would comprise horizontal slats, which would allow views through. Ideally the backdrop to those views would be sky. However, as it is proposed to retain the existing red tiled false roof which screens views of the real roof and plant machinery, this roof would be visible through the louvres. From certain vantage points (particularly from distance and in relation to the roof above the southern units which are set at lower ground level), the red tiled roof would also be visible above the louvered screens, albeit set back from the louvres. The simultaneous viewing of the proposed louvres, together with the existing traditional roof of the building, would result in the merging of two distinct architectural styles which may appear visually contradictory.

8.16 Officers have had discussions with the Applicant regarding changes to the existing roof such as reduction in its height and/or re-tiling and have advised the Applicant that it would be most suitable to remove the entire false roof to achieve a clean, cohesive, modern design. This would then remove the concern regarding the conflict between the proposed and existing roof designs. However, the Applicant has advised that any such proposal would prejudice the viability of the proposal as well as the operations of the retailers within the affected units whilst the works were taking place. It is considered that these issues do create an impediment to the removal of the roof and on balance it is likely that the roof will need to remain. These options for mitigation will be discussed further with the applicant on site on 24 June. The Committee will be verbally updated following these discussions.

8.17 It is considered that the acceptability of the proposal is dependent upon whether the roof design is the only reasonable and viable option. If so, then the overall design is considered on balance to present a positive response to the design and appearance of the Retail Park and the surrounding area. As such, the proposed development would comply with the Borough of Broxbourne Local Plan Second Review Policies BFC6, RTC8, RTC9, HD13, HD14 and HD16.

Impact on amenity of neighbouring properties

8.18 The proposed development would be located in an existing retail park, in a location

characterised by large retail/industrial units. The site is situated opposite one dwelling, located to the rear of the site, known as Riverside Cottage.

8.19 As the rear of the building would be largely retained, and as Riverside

Cottage is located approximately 34.0 metres away from the building, the proposed development is not considered to present an unacceptable adverse impact in terms of being unduly overbearing, in terms of loss of privacy or in terms of loss of light. As such, the proposed development is considered to comply with Policy H8.

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Highways

Proposed layout of northern access road onto Halfhide Lane

Proposed layout of northern access road onto Halfhide Lane

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Access and Traffic 8.20 The proposed development would retain the existing access and exit points along

Halfhide Lane. It would widen the existing exit onto Halfhide Lane, at the northern end of the site to improve egress for larger vehicles. No significant changes are proposed to the traffic circulation throughout the site.

8.21 The proposed development would generate an increased number of trips to and from the site. The Revised Transport Assessment identifies that approximately 43 additional two-way trips in the Friday AM peak, 97 in the Friday PM peak, 117 in the Saturday peak and 114 in the Sunday peak.

8.22 The application identifies that, as a result of the predicted increase in traffic for 2017, and due to the proposed development, there would be an increase in road use, in delays and in queuing across the local highway junctions. Five junctions have been tested – the A1170 Great Cambridge Road/ B146 Halfhide Lane/ Marriott Hotel junction, the B156 Brookfield Lane/ Flamstead End Road/ Napier Close/ Longfield Lane junction, B156 Halfhide Lane/ The Links/ Site Access junction, The Links/ B156 Halfhide Lane/ Mylne Close junction and the Site Access (left lane only) junction. The applicant has identified several mitigation measures to reduce the impact onto the local road network as a result of the proposed development. At the A1170 Great Cambridge Road/ B156 Halfhide Lane/ Marriott Hotel junction, the applicant has proposed increasing the entry width and effective flare length to 8.0 metres and 9.0 metres respectively for the B156 Halfhide Lane. The applicant has also proposed alterations to signal timings at the Halfhide Lane/ The Links junction to mitigate against the increased traffic flow arising from the development. The information submitted indicates that, with the proposed development and associated mitigation, the expected capacity, delays and queues at the junctions would be similar to the surveyed level, including the expected growth levels for 2017. It is considered that these mitigation measures can be controlled via a section 106 agreement.

8.23 Hertfordshire County Council Highways has considered the impact of the proposed development on the local highway network. Highways has stated that the proposed alterations to the signal timings at the Halfhide Lane/ The Links junction and the proposed alterations to the B156 Halfhide Lane arm of the A1170 Great Cambridge Road/ B156 Halfhide Lane/ Marriott Hotel junction would provide adequate mitigation to the local highway network. Highways has identified that no objection would be raised if the mitigation measures are included, and subject to conditions and section 106 requirements.

8.24 As a result of the widening of the A1170 Great Cambridge Road/ B146 Halfhide Lane/ Marriot Hotel junction, the improved signalling, and the limitations within the existing site, restricting alterations to circulation, the proposed development is not considered to present an unacceptable adverse impact. As such, the proposed development is considered to comply with Local Plan Policies T3 and T11

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Car Parking

8.25 The application site is located outside of a town or district centre, in a location highly dependent upon car transport. The site is located outside of the Borough-Wide Accessibility Corridor. The site is accessible via buses, however the nearest train station (Cheshunt) is located over 1.2 miles away.

8.26 As a result of the reduction in size of the existing servicing route, and the alterations to the front façade, the proposed development would increase the number of car parking spaces by 21.

8.27 The Interim Policy for Non-Residential Car Parking Standards identifies the car parking standards expected for new non-residential development, based upon the use class. The Retail Park comprises of units in or related to Use Class A1. The Interim Policy identifies that Use Class A1 (for Non-food Retail Parks) should provide 1 car parking space per 40 square metres as a guideline. With this point in mind, it is considered that the Interim Policy identifies that a guideline of 61 car parking spaces should be provided.

8.28 The proposal involves an increase of 21 car parking spaces, increasing the overall

capacity of the car park from 419 spaces to 440 spaces. Whilst the number of additional car parking spaces for the extension falls short of the requirement based purely on the extended floorspace, the 440 space car park will be 223 spaces in excess of the Local Plan requirement for the retail park as a whole.

8.29 It must be noted that, when considering the 2011 planning application (planning reference 7/11/0829/F), officers had concluded that the loss of spaces was unacceptable given the number of occasions that the retail park operated at or beyond capacity. Since that time, parking restrictions have been introduced to limit parking within the retail park to 2.5 hours and an Automatic Number Plate Recognition (ANPR) parking management system has been installed to manage the restrictions. Information had been requested from the applicant to demonstrate that that these measures have alleviated congestion within the car park.

8.30 Recent ANPR data has been analysed. This identified that the busiest Saturday was 3rd January 2015 with a peak of 440 vehicles and the busiest Friday was 26th December 2014 with a peak of 399 vehicles. The busiest weekends in the period 1st October 2014 to 31st October 2015 (excluding January, December, July and August) had a peak of 363 vehicles. Officers believe that in future there will be peak times when it will be difficult to find a car parking space but that overall there will be sufficient spaces for the operation of the retail park.

8.31 Given that the Council’s parking standards are significantly exceeded, it is considered on balance that the application should not be refused on the grounds of parking. Other matters

8.32 No other matters have been raised.

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Planning Obligations

8.33 Should the Committee support the proposals it is recommended that the grant of planning permission be subject to Section 106 Obligations in accordance with Local Plan Policy IMP2. It is considered that the following would be necessary, reasonable and related in scale and kind to the development proposed:

£162,396 towards sustainable travel measures and spent on enhancements to the New River Towpath in the vicinity of the development;

£155,604 towards other public transport and highway improvements in the vicinity of the development;

£14,609.40 towards shopper parking in the vicinity of the development;

£37,440 towards delivery of a strategy for Cheshunt Old Pond and other centres to ensure vitality and viability of existing centres;

£6,000 toward Travel Plan Monitoring; and

Applicant to enter into a Section 278 Agreement to provide improvements to junction, access points and signalling

This contribution has been offered by the applicant, following discussions with officers.

9.0 CONCLUSION 9.1 Whilst the Brookfield Retail Park is an out of town location, the proposed

development of the site would improve the shopper experience and add to its vitality and viability. On balance the application is therefore considered to be acceptable in principle.

9.2 The proposed development is considered to create a more modern, open and

attractive front elevation. However, the alterations to the existing roof are not considered wholly compatible with the existing structure to be retained behind. It is considered that the acceptability of the proposal is dependent upon whether the roof design is the only reasonable and viable option. If so, then as the overall design is considered to present a positive impact to the design and appearance of the existing Retail Park and the surrounding area, it is considered on balance that the development is acceptable.

9.3 The proposed development would increase the level of trips to and from the site,

with corresponding delays and queuing across the local highway junctions. The applicant has proposed several mitigation measures which are considered to reduce the impact to a similar level as the expected 2017 growth figures. These mitigation measures are supported by Hertfordshire County Council Highways. As such, the proposed development is not considered to present an unacceptable adverse impact.

9.4 The proposal would increase the number of car parking spaces within the Retail

Park by 21 car parking spaces. Due to the number of car parking spaces within the existing Retail Park, the Council’s parking standards are significantly exceeded. As such the car parking provision is considered to be acceptable.

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9.5 RECOMMENDED that planning permission be granted subject to the

conditions set out below and the applicant first completing a planning obligation under s.106 of the Town and Country Planning Act 1990 (as amended) for the terms set out in this report. 1. Standard time limit – 3 years 2. Development in accordance with the numbered plans 3. Details of the external materials (louvres, external wall materials,

glazing, timbers and lighting for canopy etc) to be submitted to/approved in writing by the LPA prior to commencement of development

4. Details of the proposed bin stores prior to commencement of development

5. Details of the proposed paving prior to commencement of development 6. Details of lighting columns prior to commencement of development 7. Detail of the proposed signage – louvre signage to be individual letters.

No further signage additional without LPA approval. 8. Construction Management Plan (including hours, measures to restrict

dirt/dust, hoarding, contractor vehicles, storage of materials, access to trading retail units, management of customer car parking etc.) prior to be approved commencement of development.

9. Flood mitigation measures as identified in the Surface Water Drainage Strategy.

10. Car parking to be provided and marked out as approved prior to first use of any additional retail floor space.

11. Details of cycle storage prior to occupation, to be provided before first use of any additional retail floor space.

12. Details of Hard and Soft Landscaping to be provided prior to commencement and implemented within one year of completion.

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Item 2: 07/16/0318/F Location: 53 – 57 Turners Hill, Cheshunt, EN8 8NT Description: Full application for change of use and conversion of

existing first floor offices and construction of new second floor to create 13 flats.

Applicant: A.W. Investments Agent: Hertford Planning Service Date Received: 10/03/2016 Date of Committee: 28/06/2016 Officer Contact: Stuart Robinson Expiry Date: 06/07/2016 Ward Councillors: Cllr Crump, Cllr McCormick and Cllr Siracusa 1.0 CONSULTATIONS

1.1 HCC Highways – Objection – Recommend refusal due to lack of information

regarding car parking provision. 2.0 PUBLICITY 2.1 The application was advertised by means of a site notice, a newspaper advert (in

the Mercury on 23/03/2016) and 36 individual neighbouring letters. 3.0 REPRESENTATIONS 3.1 Four responses have been received from neighbouring properties. Three objections

have been raised, which have been summarised below:

Lack of car parking.

Issues related to insufficient existing residential waste storage.

Potential loss of light to neighbouring residents.

Concern regarding noise/dirt resulting from the proposed development.

Concern regarding overlooking.

Support the change of use as it would enhance the building’s appearance. 3.2 One response has been received which supports the redevelopment of the site,

provided there is no impact in terms of overlooking.

RECOMMENDED that planning permission be approved subject to the planning conditions and the applicant first completing a planning obligation under s.106 of the Town and Country Planning Act 1990 (as amended) for the terms set out in this report.

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

2001-2011 (adopted December 2005) apply:

H6 Protecting the Amenity of Existing Residential Areas H8 Design Quality of Development H10 Residential Conversion of Non Residential Premises H11 Housing Densities in New Development on Unallocated Housing Sites HD13 Design Principles HD14 Design Statement on Local Character HD16 Prevention of Town Cramming T3 Transport and New Development T10 Cycling Provision T11 Car Parking IMP2 Community and Infrastructure Needs Linked To New Development

4.2 The Borough-Wide Supplementary Planning Guidance (SPG) (August 2004) (

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

4.3 The National Planning Policy Framework (NPPF) 2012 also needs to be

considered. The local planning policies listed above are generally considered to accord with the policies and principles of the NPPF.

4.4 The Interim Policy for Residential Car Parking Standards (approved February 2011) is a relevant consideration.

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

5.0 LOCATION AND DESCRIPTION OF SITE

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5.1 The application site comprises a two storey building, with retail uses on the ground floor and office uses on the first floor together with a small yard area located to the rear of the building. The majority of the first floor is currently vacant. However the southern section of the first floor is occupied by Nationwide building society. The site is located within the District Centre of Cheshunt Old Pond.

View from Turners Hill, looking west. Application site shown by red arrow

View from Turners Hill, looking south east

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5.2 The rear of the site is accessed via Albury Grove Road. This area provides for car

parking, waste storage and deliveries. However it must be noted that the majority of the car parking area is located outside of the application site. There are no existing car parking spaces which serve the first floor offices.

5.3 The area is largely characterised by ground floor retail and upper floor residential

uses. The adjoining buildings comprise either wholly retail uses or ground floor retail uses, with residential uses on upper floors. It is noted that residential uses are located to the west of the application site.

5.4 The application property is of flat roof design, with buff brickwork and white

cladding. The ground floor of the building, which faces Turners Hill, has glass frontages, with signage above.

View from the car parking area, to the rear of Turners Hill. Application site shown by red arrow

View from Turners Hill, looking north east

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6.0 PROPOSAL 6.1 The application seeks full planning permission for change of use and conversion of

existing first floor offices and construction of a new second floor to create a total of 13 flats (7x1 bedroom flats and 6x2 bedroom). The first floor would contain a communal storage area, which would provide additional space for residential storage. No further details have been provided regarding this use.

6.2 The proposed development would increase the height of the existing building by 2.6

metres, to a height of 9.6 metres. The depth and the width of the building would not be altered as a result of the proposed development.

View within the first floor of the building

Existing front elevation. The red line identifies the application site

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6.3 The application proposes that the front elevation of the building would be altered to

include brickwork on the first and second floors, removing the existing white UPVC cladding. New windows are proposed on all of the elevations. The side elevations of the first and second floors would be finished with render. A new ground floor entrance, with a canopy, is proposed on the northern side elevation of the building, which adjoins Albury Grove Road.

6.4 The applicant has undertaken pre-application advice with the Local Planning Authority. The pre-application advice response identified that the development may have a detrimental impact to the amenity of future occupiers of units 2 and 10, as the residential windows would be located 4.1 metres away from 1-3 Albury Grove. Following these comments the applicant has altered the layout of the proposal, removing one flat in order to provide a greater level of amenity for residents.

Proposed front elevation. The red line identifies the application site

Proposed window/upper floor detailing Existing upper floor detailing

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7.0 RELEVANT PLANNING HISTORY 7.1 07/13/0557/F – Installation of new shopfront and new internally illuminated fascia

and projecting signs at No.53 Turners Hill – Application approved. 07/10/0666/AC – Internally illuminated fascia and projecting sign at No.57a Turners

Hill – Advertisement Consent granted. 7/0538/08/F/WOL – Installation of roller shutter to front elevation of No.57a Turners

Hill – Application approved. 7/0528/08/F/WOL – Installation of roller shutter door to rear elevation of No.55

Turners Hill – Application approved. 7/0181/03/AC/WOL – Internally illuminated fascia sign at No.53 Turners Hill –

Application withdrawn. 7/0637/02/AC/WOL – Fascia sign and projecting sign on No.57a Turners Hill –

Advertisement Consent granted. 7/0636/02/F/WOL – New shop front and fascia sign at No.57a Turners Hill –

Application approved. 7/0132/02/AC/WOL – 1 no. internally illuminated ATM fascia sign at No.55 Turners

Hill – Application approved.

Existing northern side elevation. The red line identifies the application site

Proposed northern side elevation. The red line identifies the application site

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8.0 APPRAISAL 8.1 The main issues for consideration in this case are as follows:

i. Principle of development ii. Design, layout, and appearance; iii. Impact to the amenity of neighbouring residential properties; iv. Highways/Parking; v. Planning Obligations; vi. Other matters These matters will be appraised in turn, below.

Principle of Development

8.2 The proposed development would convert the first floor of the existing building,

which is currently used as offices (Use Class B1) to residential flats, and would add a third floor containing flats. The second floor would also contain a residential storage area.

8.3 The National Planning Policy Framework identifies that local planning authorities should provide a five year supply of housing land to ensure choice and competition in the market for land. The proposed development would support this position by providing 13 flats.

8.4 Policy H10 of the Local Plan states that the proposed conversion of the employment use would be acceptable if the loss of the existing use would not present a material loss to overall employment opportunities in the immediate area and if the site is not within a designated employment area. The proposed development would result in the loss of office space, including approximately 171.8 square metres which is currently in active office use (Nationwide building society). Currently between 6 to 8 people are employed within this space. The applicant plans to retain the offices in place until they are eventually vacated, at which time the conversion could be carried out. The site is not within a designated employment area and, due to the small-scale nature of the existing use, the loss of the office use is not considered to lead to a material loss to the overall employment opportunities in the immediate area. As such, the proposed development is considered to comply with Policy H10. It must also be noted that the conversion of office to residential would benefit from permitted development.

8.5 Policy EMP6 of the Local Plan identifies that the development of local employment sites for alternative uses will only be permitted subject to a range of criteria. This criteria identifies that the development would be acceptable if there is no effective demand for the premises and that there is no reasonable prospect in the medium term of re-use or redevelopment. The applicant has identified that the majority of the first floor has been vacant since December 2014. The site has been actively marketed since this time, however no offers have been received other than to convert the site to other uses. As such, the proposed development would comply with Policy EMP6.

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8.6 Overall, the principle of the proposed development is considered to comply with both the National Planning Policy Framework and the Borough of Broxbourne Local Plan Second Review 2001-2011. Design, layout and appearance

8.7 The proposed development would add a third storey to the existing building. The

additional floor would have a flat roof design, which would retain the pattern of glazing on the front elevation.

8.8 The proposed flat roof design would be broadly similar in design to the flat roof

design of the existing building. It is also noted that flat roof designs are not uncommon within the surrounding area, with one example visible at 64 – 68 Turners Hill, opposite.

8.9 The Turners Hill area of Cheshunt contains a variety of two and three storey

buildings. The adjoining group of buildings to the south, known as Clayton Parade, extend to three storeys in height. The proposed development would not extend beyond the eaves of this group of buildings and would be set 3.4 metres below the ridge height. The proposed development would extend beyond the height of No.59 Turners Hill, located to the north, by 1.9 metres. However, it must be noted that the proposed development would be located 10.1 metres away from No.59. This distance would create ample separation between the buildings so that the scale of the development does not have an overbearing impact.

8.10 The proposed development would include new brickwork across the front elevation

and render on the side elevation and rear elevations. The design of the front elevation would be improved through the removal of the existing white cladding on the front elevation and its replacement with brickwork. The new windows are also proposed on the front and rear elevations, which currently appear in a poor condition. It should be noted that the rear of the building is predominantly outside the applicant’s ownership and, as such, there is no room for landscape improvements.

8.11 The applicant has identified that the proposal would be constructed with brickwork

and render. Whilst no specific material types have been identified, it is considered that these details can be controlled via a planning condition, if the application is approved. A condition can also be included for overall improvements to the appearance of the façade.

8.12 The proposed development would increase the height of the existing two

storey building, creating an additional floor and altering the external appearance. The proposed extension would be in keeping with the scale and design of the existing building and the surrounding area. The proposed external alterations are also considered to be a positive addition to the design of the existing building. As such, the proposed development is considered to comply with the Borough of Broxbourne Local Plan Second Review Policies H8, H11, HD13, HD14 and HD16.

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Impact to the amenity of neighbouring residential properties 8.13 The proposed roof extension would be located approximately 10.1 metres away

from No.59 Turners Hill, to the north of the site, and 20.6 metres away from the residential properties to the west. Due to the distance between the proposal and the surrounding residential properties, the development is not considered to present an unacceptable adverse impact in terms of being unduly overbearing or in terms of loss of light.

8.14 The proposed development would include new windows on the second floor front,

rear and side elevations. Additional windows are also proposed on the first floor northern side elevation. The proposed glazing would have a similar field of view to the existing glazing. As the application proposes residential use across the first and second floors, one must consider the outlook of the proposed flats. The rear elevation of the building is located 4.1 metres away from No.3 Albury Grove Road, however it is considered that the proposed development would not result in an unacceptable outlook for future residents as the residential windows would not directly face No.3. As such, the proposed development is considered to provide an acceptable outlook for future residents.

8.15 The proposed dwelling sizes, bedroom sizes and bathrooms sizes would comply

with the standard identified within the Borough-Wide SPG. 8.16 The Borough-Wide SPG identifies that the proposed development should provide

280.0 square metres of private amenity space. The proposed development would not include any private amenity space, however, due to the Town Centre location it is considered impractical to seek provision of amenity space. It should be noted that the public amenity space at Grundy Park is located within short walking distance of the site.

8.17 The development would include a refuse storage area, which could comply with the

Borough-Wide Waste SPG. The proposed refuse storage area would include provision for recycling. No further details have been provided and, therefore, if the application is approved, a condition is identified to request details of the refuse storage area.

8.18 A communal storage area is proposed on the first floor, which would provide

additional storage space for future residents. The details of how this storage area would function or be managed have not been identified. These details can be required via a planning condition, if the application is approved.

8.19 The proposed development is not considered to present an adverse impact in

terms of being unduly overbearing, in terms of loss of light or in terms of loss of privacy. Whilst the proposed development would not comply with the external amenity space standards within the SPG, there is considered to be sufficient justification to allow no amenity space to be provided. As such, the proposed development is considered to comply with Policy H8.

Highways and Car Parking

8.20 The Interim Policy for Residential Car Parking Standards identifies that the

proposed development should provide 24 car parking spaces.

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8.21 The site is located within Cheshunt Town Centre, within close proximity to several

shops and services. The site is located within close proximity to Cheshunt Train Station, located approximately 800.0 metres away, and several bus stops along Turners Hill. The location of the site within a town centre enables the application of a discretionary discount to reduce the number of spaces under the Council’s guidelines to 14.

8.22 The existing offices do not have any dedicated on site car parking. The proposed

development would not provide any car parking spaces and, as such would not comply with the Interim Policy for Residential Car Parking Standards. This issue has been raised by several residents, who have stated that car parking may increase in adjoining residential areas as a result of the development. However, it is considered that the site is situated within a highly sustainable location, within a town centre. The site is within close proximity to shops, services and public transport.

8.23 The highway authority has raised objection to the development on the basis that

the lack of any facilities for car parking would cause harm to highway safety as the additional on-street car parking would have a significant impact on the free flow of traffic. However, this area of Turners Hill contains parking restrictions, which extend into Albury Grove Road. Parking along Turners Hill is further limited by the location of bus lanes and stops. As such, planning officers do not consider that any such harm would be severe and it is considered in this case that the lack of any provision for off-street car parking would not justify withholding planning permission.

8.24 A cycle store is proposed as part of this development to provide 13 cycle spaces,

which would comply with the requirements of the Borough-Wide SPG. 8.25 The proposed development would not comply with the Interim Policy for

Residential Car Parking Standards, however it is considered that, due its sustainable location, the provision of a cycle storage area and the close proximity to public transport, the lack of car parking is not considered to present an unacceptable impact to the public highway or residential amenity.

Other matters

8.26 Construction Pollution - A neighbouring resident has raised concerns regarding the potential for noise, dirt and general disturbance in relation to the proposed development. If planning permission is granted, however, planning conditions may be imposed to limit disturbance caused during construction both in terms of noise and dirt/dust.

8.27 Flood risk – The site is situated partially within Flood Zone 2. As the proposal would be located on the existing footprint of the site, it is not considered to present an unacceptable adverse impact in terms of flood risk. Planning Obligations

8.28 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

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contribution would be necessary, reasonable and related in scale and kind to the development proposed:

- Contribution of £57,000 toward the Old Pond Gateway (south). The applicant has agreed to this contribution, if the application is approved.

9.0 CONCLUSION 9.1 The proposal would support the Council’s five year supply of housing land by

providing 13 flats. The development would comply with Policies H10 and EMP6 and, as such, would be considered to be acceptable in principle.

9.2 The proposed development would increase the height of the existing two storey

building, creating an additional floor and altering the external appearance. The proposed extension would be in keeping with the scale and design of the existing building and the surrounding area. The proposed external alterations are also considered to be a positive addition to the design of the existing building.

9.3 No private amenity space would be provided as part of the development however,

due to the town centre location and the absence of space available within the site, the under provision of amenity space is not considered to justify refusal. The proposed development is not considered to present an unacceptable adverse impact in terms of being unduly overbearing, in terms of loss of light or in terms of loss of privacy.

9.4 The proposed development would not comply with the guidelines of the Interim

Policy for Residential Car Parking Standards. However, as the site is considered to be located within a highly sustainable location, the lack of car parking is not considered to present an unacceptable impact to the public highway or residential amenity. As such, the application has been recommended for approval.

10.0 RECOMMENDED that planning permission be granted subject to the

conditions set out below and the applicant first completing a planning obligation under s.106 of the Town and Country Planning Act 1990 (as amended) for the terms set out in this report

1. Standard time limit – 3 years 2. Development in accordance with the numbered plans 3 Approval of materials prior to commencement of development 4. Construction Management Plan (including hours, measures to restrict

dirt/dust, hoarding, contractor vehicles, storage of materials etc.) 5. Details of the refuse/recycling storage to be provided 6. Details of a cycle storage area 7. Details of the of the residential storage area, including management

arrangements 8. Overall improvement of the façade

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The following schedule sets out the applications outstanding in excess of the Statutory 8 week/13 week period as at 28th June 2016

Ref No Description & Location Reason for Delay/Comments

Expiry date

LARGESCALE MAJOR

TOTAL MAJOR THIS MONTH: 0

TOTAL MAJOR LAST MONTH: 0

SMALLSCALE MAJOR

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

Awaiting s.106 obligation.

26.09.2014

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

Planning obligation received, awaiting issue.

15.05.2015

07/15/0715/F

Residential development of 14 dwellings - Cheshunt Park Farm Park Lane Paradise Cheshunt


27.10.2015

07/16/0125/F Conversion, extension and part-rebuild to form 2 no. one bed apartments, 8 no. two bed apartments and 4 no. bedsits - The Old Maltings Brewery Road Hoddesdon


06.06.2016

TOTAL SMALLSCALE MAJOR THIS MONTH: 4

TOTAL SMALLSCALE MAJOR LAST MONTH: 4

MINOR

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

Awaiting withdrawal.

17.03.2011

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


10.11.2011

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


13.03.2013

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

Awaiting clarification on S106 from applicant.

10.09.2013

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

Planning obligation received, awaiting issue.

17.01.2014

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

Under consideration

27.08.2014

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

Awaiting flood risk assessment.

21.11.2014

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

Awaiting s.106 21.04.2015

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

To be amended by applicant.

22.05.2015

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


18.08.2015

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

Awaiting amendments before submission to P&R

18.09.2015

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07/15/0888/F Internal alterations, insertion of two new external doors, replacement of modern window, insertion of conservation rooflight (Refer listed building consent 07/15/0889/LB) - 102 and 104 High Street Hoddesdon

To be withdrawn. 13.11.2015

07/15/0915/F Demolition of existing bungalow and erection of 2 no four bed detached dwellings (Re-submission 07/15/0729/F) - 199 Cuffley Hill Goffs Oak

Awaiting S106. 24.11.2015

07/15/0923/F Addition of one floor comprising of 5 no. 2 bed flats (Re-submission 07/15/0551/F) - Eleanor House 33-35 Eleanor Cross Road Waltham Cross

Awaiting s.106 25.11.2015

07/16/0002/F Conversion of offices to three residential flats (Refer listed building consent 07/16/0003/LB) Re-submission 07/15/0754/F - 87-89 High Street Hoddesdon

Awaiting method statement and further information re proposed works to listed building.

23.02.2016

07/16/0081/F Erection of 3 no four bed houses (Refer 07/10/0701/F) - Land adjacent to 3 Stoneleigh Close Waltham Cross

Under consideration

16.03.2016

07/16/0113/F Conversion of existing loft space into two bed apartment - Wellington House Trust Road Waltham Cross

Awaiting amended plans

22.03.2016

07/16/0306/F Retention of air intake and extraction ducting - 13a and 14 Newnham Parade Cheshunt

Awaiting details/ Spec of extraction system.

02.05.2016

07/16/0088/F Single storey side extension, conversion of the first floor into a 2 bedroom self-contained flat and new door and steps to the rear elevation - 45 High Road Broxbourne

Awaiting s.106 26.04.2016

07/16/0331/F Erection of an attached two bed dwelling - 71 Bury Green Road Cheshunt

Awaiting s.106 07.06.2016

07/16/0404/F Erection of a 3 bed dwelling house with additional parking created to rear (Re-submission 07/15/1210/F) - 8 Riverside Path Cheshunt

Awaiting s.106 27.05.2016

07/16/0465/F New carriage drive with electric gates and first floor one bedroom flat (Re-submission 07/16/0106/F0 - 13 Rose Vale (Griffin Court) Hoddesdon

Awaiting additional details

15.06.2016

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07/16/0196/F First floor rear extension and loft conversion with rear dormer and change in roof shape from hipped to gable to create studio flat - 68 High Street Waltham Cross

Under consideration.

15.06.2016

TOTAL MINOR THIS MONTH: 23

TOTAL MINOR LAST MONTH: 29

OTHER

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


23.05.2012

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


24.06.2013

07/14/0280/F

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


31.07.2014

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


31.07.2014

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


02.12.2014

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


15.12.2014

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


15.12.2014

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

Awaiting Secretary of State decision.

06.01.2015

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


06.02.2015

07/15/0036/F Variation to condition 3 of planning permission 07/13/0583/F that the

Under consideration

11.03.2015

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workshop is completed in accordance with the proposals contained in drawing SG-019 A - Feel Free Farm Cock Lane Hoddesdon

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

Insufficient information

28.09.2015

07/15/0870/LDP Certificate of lawfulness for a proposed 1m high fence around land to the side - 48 Columbia Road, Turnford

Awaiting Withdrawal

30.10.2015

07/15/0889/LB Listed building consent for internal alterations, insertion of two new external doors, replacement of modern window, insertion of conservation rooflight (Refer 07/15/0888/F) - 102 and 104 High Street Hoddesdon

Awaiting amended plans and further information.

13.11.2015

07/15/0893/LDP Certificate of lawfulness for proposed loft conversion with rear dormer and change in roof shape from hipped to gable - 99 Stortford Road Hoddesdon

Awaiting amendments

17.11.2015

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

07/15/1141/AC Banner advertisements on lamp posts along Eleanor Cross Road and Station Road Waltham Cross/Waltham Abbey - Eleanor Cross Road and Station Road Waltham Cross

Awaiting meeting between Applicant & HCC Highways

22.01.2016

07/15/1203/LB Listed building consent for the erection of a summer house, log store and garden shed - Priests House 90 High Road Broxbourne

Under consideration

15.02.2016

07/15/1214/F Change of use of part reception area and office to cafe area, enlarged seating area with framed canopy with low level glazing and blinds - 132-136 Turners Hill Cheshunt

Awaiting amendments

16.02.2016

07/16/0001/F Variation to condition 2 of planning permission 07/15/0119/F that the development permitted shall be carried out and completed in

Awaiting S106 Agreement

22.02.2016

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accordance with the proposals contained in drawings 1388:5010 rev P1 to 1388:5017 rev P1and 1388:5020 rev P1 to 1388:5026 rev P1 to provide nine buildings comprising 114 residential dwellings (37 no. one bed, 65 no. two bed, 6 no. three bed and 6 no. four bed) - Hazelmere Marina Station Road and Lea Road Waltham Abbey

07/16/0003/LB Listed building consent for conversion of offices to three residential flats (Refer 07/16/0002/F) Re-submission 07/15/0755/LB - 87-89 High Street Hoddesdon

Awaiting method statement and further information re proposed works to listed building.

23.02.2016

07/16/0010/HF Loft conversion with rear dormer - 30 Lulworth Avenue Goffs Oak

Under consideration

25.02.2016

07/16/0020/HF Retention of rear conservatory – 40 Guiver Court Kennedy Close Hoddesdon

01.03.2016

07/16/0120/F Change of use of part ground floor from hairdresser/beauty salon to residential flat (C3) - 25 High Road Broxbourne


23.03.2016

07/16/0122/LB Listed building consent for non illuminated wall mounted plaque (Refer 07/16/0121/AC - Ingram House Bishops College Churchgate

To be determined by Secretary of State

23.03.2016

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

Awaiting further information.

29.03.2016

07/16/0181/HF Vehicle crossover - 141 High Road Broxbourne


05.04.2016

07/16/0189/HF Reduce the ground level in part of garden by 1000mm (to its pre-existing height), erection of retaining structure and reduction of height of fencing (not to exceed 2m above the original ground height) - 28A Moorhurst Avenue Goffs Oak


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


12.04.2016

07/16/0252/HF Two single storey rear extensions - 32 Eaton Gardens Wormley Broxbourne

Awaiting response from National Grid.

25.04.2016

07/16/0359/HF Erection of a 1m high fence to front garden - 37 Waltham Gate Cheshunt

To be withdrawn 19.05.2016

07/16/0398/HF Single storey side extension - 47 Endeavour Road Cheshunt


25.05.2016

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07/16/0459/LDP Certificate of lawfulness for proposed loft conversion with rear dormer - 49 Lodge Crescent Waltham Cross

Awaiting withdrawal

15.06.2016

TOTAL OTHERS THIS MONTH: 33

TOTAL OTHERS LAST MONTH: 44

GRAND TOTAL THIS MONTH: 60

GRAND TOTAL LAST MONTH: 77

Documents

PLANNING APPLICATIONS FOR DETERMINATION...2016/08/28 · Date Received: 02.02.2016 Date of Committee: 28.06.2016 Officer Contact: Stuart Robinson Expiry Date: 08.07.2016 Ward Councillors: