278 homes and commercial building at 29 - 43 Sydney Road, Watford

What was proposed

The application sought changes to approved drawings, Part M compliance and the legal agreement, reducing the apartment total from 284 to 278.

“The proposed application is a Section 73 Minor Material Amendment Application which seeks to vary conditions 1 (approved drawings) and 27 (Part M Compliance) for variation of Condition 1 attached to Planning Permission 22/01481/VARM dated 27 September 2023 for variation of Condition 2 (revisions of approved plans) of planning permission 18/00842/FULM.”

“Amendments to Condition 1 (Approved Drawings)”

Officer report

The site and surroundings

The cleared 0.95-hectare site lies between Sydney Road and the railway, with an occupied industrial building and residential properties nearby.

“The site of 0.95 hectares is positioned between Sydney Road to the north and railway line to the south. The site formerly contained single storey industrial buildings however these have now been cleared and redevelopment has commenced. The first phase of the development consisting of a new industrial building has been undertaken and that is now under occupation.”

“The remainder of Sydney Road is predominantly residential with two storey terraces bordered by the site and two storey semi-detached houses on the opposite side of Sydney Road. The west end of Sydney Road includes 3 and 4 storey residential flats.”

Officer report

Earlier permissions

Earlier permissions covered residential development and a new industrial building, while a later variation increased the apartment total to 284.

“22/00406/NONMAT - Non - material amendment to planning permission 18/00842/FULM to change the description of the development, Granted 28.04.2022. New description: Erection of new Class E (g) (office, research & development, any Industrial process which can be carried out in any residential area without causing detriment to the amenity of the area) and B8 (storage and distribution) building and yard, and erection of two apartment buildings to provide residential…”

“The addition of 6 residential apartments from 278 to 284 apartments (plus one house). • Revised residential housing mix across the development • Minor massing amendments to the two consented apartment buildings • Design, technical and functional improvements…”

Officer report

Why officers recommended approval

Officers considered the changes acceptable because they retained housing benefits, family-sized homes, affordable housing and compliant apartment sizes.

“Policy HO3.2 of the Local Plan seeks for a minimum of 20% family sized homes of 3 bedrooms or more to be included in major housing developments. The approved development included 20% family sized homes totalling 58 units. The currently proposed development would see a loss of one of those units, now proposing 57 family sized units, however, this remains as 20% of the mix as 3 or 4 bedroom dwellings.”

“It should also be noted that none of the above amendments would alter the provision of affordable housing on the site within Block A1, which consists of 30 Units of Social Rent (Ground to Second Floor) and 23 Units as Affordable Rent (Third to Seventh Floor) for a total of 53 affordable housing units.”

Officer report

Consultation and objections

UK Power Networks had no comments, while one objection raised concerns about commercial use of the amenity space and insufficient parking.

“Letters were sent to properties in the surrounding area. One objection was received to the application stating that they do not see the reason for a business lounge and screening room as they are concerned the development is becoming a commercial enterprise and that there is insufficient car parking o accommodate this.”

Officer report

Who spoke

The agent spoke for the applicant and supported the internal changes, safety improvements, housing provision and continued quality of the development.

What members discussed

Members welcomed the second stairwell and amenity space, while seeking reassurance about commercial use and raising concerns about tree cover.

“Councillor Bell commented that this was one of the most changed roads in West Watford. He accepted that this application had not quested any material changes. He noted the amenity space for residents and sought assurance that it would not be available as a commercial space. He welcomed the inclusion of the second stairwell and was not covered that this would require the reduction of six flats.”

“The Chair agreed with Councillor Bell about the need for the second stairwell. He acknowledged concerns about the tree planting, but officers would keep watch. The amenity space was an improvement.”

Minutes

The committee vote

The committee voted to approve the application subject to the amendments on the update sheet.

“The Chair invited the committee to vote on the officer’s recommendation subject to the amendments outlined on the update sheet.”

“On being put to committee the application was approved as amended.”

Minutes

The decision

Planning permission was granted as amended, subject to a deed of variation covering the existing obligations and the six-unit reduction.

“That planning permission be granted, subject to a deed of variation under Section 106 of the Town and Country Planning Act 1990 (as amended) to secure the following variations to the S106 agreement and subject to the below conditions:”

Minutes