13 warehouse units at Elstree Road, Elstree

What was proposed

The application proposed demolishing existing buildings and erecting 19,762 square metres of industrial space in 13 warehouse units with offices, access, parking and landscaping.

“The proposal seeks permission for the demolition of the existing built-form and infrastructure on the site, namely the existing single storey buildings to the north of the site and associated hard-standing, and the erection of 19,762sqm of industrial floor space (Class B2/B8) with ancillary office space (Class E) and associated access, car parking, servicing areas and landscaping.”

“The proposed layout of the site would include the erection of 6 buildings, which would then be divided between 13 individual warehouse units. The site would include a road network through the site, accessed via the existing access point along Watford Road to the north of the site. Pedestrian access and cycle access would be available to the site via the existing walkways along Watford Road, but also via connections to Centennial Park to the east.”

Officer report

The site

The 5.4-hectare site included vacant open fields, existing small buildings, horse facilities, a dog kennel, electricity pylons and was entirely within the Metropolitan Green Belt.

“The site is located within the Metropolitan Green Belt and the majority of the site includes open-field land which is currently vacant. Approximately 15% of the site, to the east and north east comprises development in the way of small (2 storey and below) permanent structures in use currently as a horse stable and grazing area and a dog kennel.”

“As well as being located within the Metropolitan Green Belt, the site is also located within Flood Zone 1. The site is not located within or adjacent to a conservation area and includes no TPOs on site.”

Officer report

What officers recommended

Officers recommended granting permission because very special circumstances, including employment and economic benefits in an established development cluster, outweighed Green Belt and other harm.

“The identified VSCs must be assessed against the identified harm. Paragraph 153 of the NPPF states that VSCs will not exist unless potential harm to the Green Belt by reason of inappropriateness, and any other harm resulting from the proposal, is clearly outweighed by other considerations. As noted above, the proposed development would be inappropriate in the Green Belt and therefore would result in definitional harm to the Green Belt, and harm to Green Belt openness.”

“The proposed scheme is therefore considered to be inappropriate development in the Green Belt. However, Very Special Circumstances exist that would clearly outweigh the identified harm. This would include the contribution of employment development and economic benefits in an appropriate location, within a ‘cluster’ of similar development.”

Officer report

Consultation responses

Some consultees objected over Green Belt, flooding, biodiversity and missing highway information, while others raised no objection subject to conditions.

“No Objection subject to conditions and LLFA response…”

“Objection – Inappropriate development in the Green Belt…”

Officer report

Neighbour comments

Three neighbour contributions included two objections about horse facilities, alternative employment land, traffic, Green Belt loss and visual harm, plus neutral comments about buses and sewage.

“Loss of land for horse grazing and stables • Land for similar type of employment is available elsewhere • Concerns with regards to heavier traffic • Loss of Green Belt land • Visual harm owing to the development…”

“Officers have looked over objections and comments from third parties in detail particularly that of the current leaseholder on the land with regards to horse stabling and grazing. The loss of the existing uses on the site and impact of development on the Green Belt, including visual harm, are assessed in the report below. Implications on traffic flow and safety are considered in the below report as well.”

Officer report

Who spoke

The planning officer presented the application, and the applicant spoke in support.

What members discussed

Members questioned the parking shortfall and transport links; officers referred to highway contributions, bus access and solar panels on the proposed warehouses.

“Clarification was given in response to Member questions that Parking Standards recommended 494 parking spaces should be provided. Within this proposal, 264 parking spaces would be provided. The transport assessment in the Officer report therefore showed 152 morning traffic movements and 136 evening movements. This shortfall was considered acceptable by the Urban Design Officers and relevant architects.”

“Some members were concerned about transport accessibility and links into the site, given the parking shortfall. Officers explained that the proposal included a strand 2 contribution towards Highways in the section 106 agreement. Part of this contribution would be for bus stops and improvements. Officers confirmed that the new 316 bus service currently went past the site and along Elstree Road there was a link to the 306 bus as well as 316 bus to access the site.”

Minutes

The vote

Members agreed the recommendation by 11 votes to 2, with no abstentions.

“It was proposed by Councillor B Rosehill and seconded by Councillor M Amron that the recommendations as set out in the report be agreed.”

“For: (11 total) – Councillors M Allen, M Amron, D Lambert, C Gray, N Susman, H Green, P Morris, B Rosehill, A Kaza, L Smith, G Briski. Against: (2 total) – Councillors P Richards and C Shenton. Abstain: (0 total) – None. Total votes cast: 13”

Minutes

The decision

The application was delegated for planning permission, subject to a section 106 agreement, conditions and referral to the Secretary of State.

“RESOLVED that the application be DELEGATED to the Head of Planning & Economic Development Team Manager to Grant Planning Permission, subject to a suitably worded section 106 agreement and conditions, referral to the Secretary of State to consider calling the application in under the Town and Country Planning (Consultation) (England) Direction 2021. 284.4”

Minutes