15 flats at 71 Station Road, Cuffley

What was proposed

The application proposed a four-storey block containing 15 flats, rooftop amenity space, parking, cycle storage and associated landscaping.

“The proposal is for a four-storey flatted block comprising a total of 15 flats (12 x 2-beds; and 3 x 1-beds) with rooftop amenity space, car parking and associated landscaping. The submitted…”

Officer report

The site and surroundings

The site is a construction site at the junction of Station Road and The Meadway, in an area with mixed residential and commercial development.

“The application site is located at the junction of Station Road and The Meadway in the village of Cuffley. The site in its current state is a construction site and the submitted Planning Statement says that construction works ceased as the 2023 Consented Scheme is no longer deemed to be viable.”

“The surrounding context comprises both residential and commercial development of varying scale, design and appearance. The site is in an area of mixed character.”

Officer report

What officers recommended

Officers recommended approval because the adverse impacts would not significantly and demonstrably outweigh the housing, affordable housing, location and biodiversity benefits.

“Adverse impact is limited to partial conflict with Policy D2 and D3 of the NCNP. Policy D2 of the NCNP requires, amongst other things, for taller buildings to not exceed three storeys in height for apartments. Policy D3 of the NCNP requires, amongst other things, that suitable native species should be planted. The proposal includes 2no non-native trees.”

“Conclusion on planning balance 10.197 It is considered that the adverse impacts would not significantly and demonstrably outweigh the benefits, when assessed against the policies in the NPPF taken as a whole, having particular regard to key policies for directing development to sustainable locations, making effective use of land, securing well-designed places and providing affordable homes, individually or in combination.”

Officer report

Consultation and objections

Most representations opposed the proposal, while consultees generally raised no principle objection subject to conditions or obligations; the parish council submitted a major objection.

“The following have responded advising that they have no objections to the proposal in principle, subject to conditions and/or obligations being applied:”

“Northaw & Cuffley Parish Council have raised a major objection to the application, and is summarised as follows:”

Officer report

Who spoke

The applicant’s agent supported approval, while a statement from Northaw and Cuffley Parish Council asked the committee to refuse the application.

What members discussed

Members discussed the neighbourhood plan, building height, nearby homes, visitor parking, surrounding parking pressure, the absence of a lift, windfall housing and the partly built structure.

“The following points were raised during the discussion: • Expressed disappointment that the Neighbourhood Plan had been ignored with particular regard to the height of the building, and the illustrations did not adequately demonstrate the proximity of the scheme to nearby dwellings. • Confirmed that there was no provision for visitor parking at the location as it was deemed a sustainable area with several pay and display car parks close by.”

“Noted that the current planning permission for residential dwellings was a material consideration for this application. • Questioned whether the existing, partially built building remain in place and be adapted or demolished and construction begin from scratch. It was confirmed that the current structure would remain in place and be adapted to the new design. • The weight applied to the provision of housing and affordable housing was highlighted to the Committee.”

Minutes

The committee vote

The committee voted by seven votes to three, with no abstentions, to grant planning permission subject to the report’s conditions.

“Resolved: (for 7, against 3, abstain 0) That planning permission be granted subject to the conditions set out in the report.”

Minutes