Electric vehicle charging station at Land To South Of 883 St Albans Road, Watford

What was proposed

The application sought changes to approved plans and landscaping for an electric vehicle charging station, including revised equipment positions, access and planting.

“Proposal The committee decision to approve conditional planning permission reference 23/00765/FUL was granted on 08.12.2023 for: Construction of electric vehicle charging station including charging upstands and associated equipment, replacement boundary treatment, alterations to access, new landscaping and demolition of existing garages…”

“Prior to the first use of the development hereby approved, a detailed scheme for hard and soft landscaping for the site, including full details of a front boundary treatment, shall be submitted to and approved in writing by the Local Planning Authority. The approved hard landscaping shall be carried out prior to the first use of the development. The approved soft landscaping scheme shall be carried out not later than the first available planting and…”

Officer report

The site

The site contained seven locked garages beside residential properties, with access from St Albans Road and the A405 to the west.

“The site is not located in a designated Conservation Area or other Article 2(3) land and is not subject to an Article 4 direction.”

“The application site is located the west side of St Albans Road in Stanborough Ward formally and comprised 7 no. locked up garages. The area is characterized by semi-detached and terraced residential dwellings on the east side of St Albans Road and to the north of the site. No883 St Albans Road is located immediately to the north of the site. Properties 881A and 881B St Albans Road are located immediately to the south of the site.”

Officer report

Earlier permissions

Permission for the charging station was granted in December 2023, and details for construction management and landscaping were approved in March 2024.

“App Number Proposal Status Decision Date 23/00765/FUL Construction of electric vehicle charging station including charging upstands and associated equipment, replacement boundary treatment, alterations to access, new landscaping and demolition of existing garages CPP 08.12.2023”

“24/00022/DISCON Details submitted for Condition 3 (Construction Management Plan) pursuant to planning permission 23/00765/FUL DCN 01.03.2024”

Officer report

Officers recommended approval

Officers recommended approval because the amendments would maintain acceptable design, highway safety, neighbour protection and the benefits of electric vehicle charging.

“Conclusion The proposed amendments to the approved application 23/00765/FUL would include repositioning of the substation, LV kiosk and 1 no. charging upstand with re-orientation of the parking bays together with the minor front boundary alterations. These changes to the development, as previously approved, would not result in any new or adverse impacts to the character and appearance of the site or to the surrounding area.”

“The revisions would also maintain safe and convenient access and egress from the site to the satisfaction of the Highway Authority. As such, there would be no harmful impacts upon the highway operation and the safety of highway users (including cyclists and pedestrians) in accordance with the policy 5 of the Hertfordshire’s Local Transport Plan 2018 – 2031.”

Officer report

Main planning issues

The main issues were the changes’ effects on scale and design, highway operation and neighbouring properties, including lighting.

“Full consideration of the principle and main considerations of the development is as set out in the report to the original application reference 23/00765/FUL. This report for the S73 applications considers only any subsequent changes to these matters arising from the changes proposed under the S73 application. The main issues to be considered in the determination of this application are:”

“As stated by the highway officer 'The [proposed] amendment is principally the reconfiguration of the layout. This does not impact the highway network, and no changes are proposed to the highway from the approved planning permission 23/00765/FUL.”

Officer report

Consultation responses

Highways and trees raised no objections, while five properties objected over lighting, highway safety and vehicle manoeuvring.

“Statutory consultees and other organisations Highways - raised no objections to the application. Suggested the Advisory Note to ensure the following matters are addressed during the future construction works: - Storage of Materials - Obstruction of Highways - Debris and Deposits on the highway - Avoidance of surface water discharge onto the highway…”

“Comments Officer response Light pollution As stated under the paragraph 6.4.3 to ensure the lighting levels of the future site are acceptable and a harmful glare to the occupiers is prevented, a planning condition would be introduced requiring the developer to provide details which would include siting, type, height, specification, hours of operation and lux values Impact on highway operation and on the safety of the highway users As stated under the paragraph 6.3.4 the…”

Officer report

Who spoke

The agent spoke for the application, explaining that technical kiosk placement prompted the redesign and that highways authorities had not objected.

Committee questions

Members asked about the original application and wall removal.

“The Chair thanked [name withheld] and asked the committee if they had any questions in relation to the application.”

“There was one question about the original application and the removal of a wall. The Planning officer responded that none of the current objections mentioned this wall.”

Minutes

The vote

The committee voted on the printed recommendation and approved it.

“The Chair asked the committee to vote on the recommendation as printed in the report.”

“On being put to the committee, the officer’s recommendation was approved.”

Minutes

The decision

Planning permission was granted subject to conditions controlling the approved drawings, construction, boundary fence, substation, landscaping and lighting.

“That planning permission be granted subject to the conditions listed below:”

“Prior to the first use of the development hereby approved, the hard landscaping shall only be undertaken in accordance with ST ALBANS- OCU-L24-003-D-P-100-S1-01- Site Layout Rev 01. The soft landscaping scheme shall be undertaken in accordance with drawing ST ALBANS-OCU-L24-003-D-P-100-S1-01- Site Layout Rev 01 and the details of the Soft Landscaping Specification Ref Pri24469 (Jan 2024) as approved on 19.03.2024 under reference 24/00047/DISCON.”

Minutes