16.10/1275/FUL – Phase II: Development of land to the rear of 2 - 6 Hunton Bridge Hill for a residential development of seven units; one detached four- bed dwelling and six flats (4 x two-bed and 2 x one-bed) in a single block with associated parking at LAND TO THE REAR OF 2 – 6 HUNTON BRIDGE HILL, HUNTON BRIDGE, KINGS LANGLEY, HERTS, WD4 8PU for Cairnpark Properties Ltd

(DCES)

Parish: Abbots Langley / Ward: Langleybury
Expiry Statutory Period: 27 August 2010 / Officer: Marie Harding

Recommendation: Approval

This application is brought before the Development Control Committee at the request of Abbots Langley Parish Council.

1.Relevant Planning History

1.18/008/88 – Erection of 13 dwellings, access road and garaging at 10-14A Hunton Bridge Hill. Refused.

1.204/1165/OUT – Outline: Erection of one four-bedroom chalet bungalow and garage, eight three-bedroom semi-detached dwellings and six two-bedroom houses and associated parking (phase I) at land to the rear of 8–16 Hunton Bridge Hill. Refused for the following reasons:

(i)Unsustainable form of development due to inaccessibility of the site.

(ii)Unsatisfactory form of backland development, which would cause demonstrable harm to the character of the area, result in loss of mature vegetation and be detrimental to the residential amenities of adjoining occupiers.

(iii)A piecemeal form of development. This piecemeal approach to the site hinders the ability of the Authority to assess a comprehensive scheme.

(iv)Impact on protected species.

(v)The development would compromise the safe movement of pedestrians and other highway users, which is detrimental to highway safety, due to the inability of refuse vehicles to leave the site in a forward gear.

The application went to appeal. Prior to the appeal reasons for refusal no. 1, 4 and 5 were withdrawn due to the receipt of additional information.

1.3In dismissing the appeal in October 2005 the Inspector only referred to the impact of the development on trees specifically the future pressures exerted on trees on the rear (southern) boundary due to the close proximity of the proposed dwellings to this boundary and the resulting impact the loss of these trees would have on the character of the area.

1.405/1874/OUT – Outline: Demolition of existing dwelling (no. 16 Hunton Bridge Hill) and erection of 10 detached and semi-detached dwellings with associated access and parking at land to the rear of 8–16 Hunton Bridge Hill. Approved subject to conditions and a S106 agreement in March 2007.

1.507/0755/AOD – Reserved Matters application pursuant to planning permission 05/1874/OUT: Demolition of existing dwelling (no. 16 Hunton Bridge Hill) and erection of 10 detached and semi-detached dwellings with associated access and parking at land to the rear of 8–16 Hunton Bridge Hill. Approved June 2007 subject to conditions.

1.6The 10 dwellings approved under references 05/1874/OUT and 07/0755/AOD are now all under construction.

1.7Various extensions have been permitted at 2, 4 and 6 Hunton Bridge Hill.

2.Detailed Description of Proposed Development

2.1Site Description – The application site is a 0.16 hectare site comprising part of the extensive rear garden land of numbers 2, 4 and 6 Hunton Bridge Hill. The submitted Planning Statement states that:

‘The site forms the second phase and the logical extension to, the development currently under construction of ten detached and semi-detached dwellings on he land to the rear of 8 -16 Hunton Bridge Hill, named Hunton Place.’

This adjacent development is currently separated from the application site by close boarded fencing.

2.2The site steps down significantly from north-east to south-west, down to the West Coast Mainline to the south-west boundary. The site also slopes down from north-west to south-east, with the dwellings at 2, 4 and Hunton Bridge Hill set at a higher level to the road (Hunton Bridge Hill) but also to the application site.

2.3The site is heavily vegetated with a mix of shrubs and trees. Large, mature trees align the south-eastern boundary of the site. Abutting the south-western boundary is a footpath which bends to the rear of the site and leads to Fernhills. This is not a designated public Right of Way.

2.4HuntonBridge is predominantly residential containing a mix of dwelling styles including terraces, semi-detached and detached two-storey dwellings and bungalows. There are also flats to the west of the railway bridge.

2.5Numbers 2, 4 and 6 Hunton Bridge Hill are all detached dwellings. 2 and 4 are two storey; 4 is essentially one and a half storeys, with accommodation in the roof space served by a large rear dormer window.

2.6Hunton Bridge Conservation Area lies to the west of the railway bridge.

2.7 Proposed Development – It is proposed to erect a further 7 residential units as an extension to the development of 10 dwellings currently under construction at land to the rear of 8 – 16 Hunton Bridge Hill. A new boundary would be created with the dwellings at 2, 4 and 6 Hunton Bridge Hill – this boundary line would be slightly staggered, with number 4 retaining an additional 2m of garden length than the other two properties. These existing dwellings would retain minimum garden depths of 16.3m, 20.6m and 21m respectively.

2.8 Access to the application site would be via the access road which serves the approved development. This currently has a turning head at the south-western end; a further access road would branch off this into the application site to serve the proposed units.

2.9 1 detached dwelling is proposed which would be sited adjacent to the dwelling on Plot 10 (under construction), essentially following the line of linear development already approved. This plot would face north-westwards with a width of approximately 15.2m. The other 6 units would be flats accommodated in a single block towards the north-western corner of the site. This building would face north- east, towards the access road.

2.10 The detached dwelling would be two storey with gable ends to the front and rear. It would have a width of 7.9m and a depth of 9.5m, with a projection to the front with an additional depth of 4.7m. The main roof would be pitched with a ridge height of 9.4m. The front projection would have a hipped roof with a ridge height of 7.4m. The dwelling would accommodate four bedrooms. It would be sited a minimum distance of 1.3m from the boundary with Plot 10 (currently under construction) and would have a garden depth of approximately 17.2m.

2.11 The proposed dwelling would have a detached double garage 6m wide by 6m deep. The roof would be pitched with a maximum ridge height of 6.3m. This would be sited in the rear garden of the dwelling, set back approximately 1.8m from its rear building line. This garage building would be set in approximately 8.8m from the common boundary with Plot 10, and would be built up to the proposed boundary with the flatted development. Two additional parking spaces would be located to the front of the garage.

2.12 The flatted development would be three storey, with the second floor essentially accommodated within the roofspace and served in part by dormer windows and rooflights. The building would have a maximum width of 20.9m and a maximum depth of 10.1m, with the flank elevations being 7.5m deep. The building would have two gable features to the front. The main roof would be hipped with a ridge height of 10.8m. However, due to the drop in land levels the ground floor level of the flats would be some 2m lower than that of the proposed dwelling, resulting in a similar relative ridge height to the dwelling. The building would accommodate 4 x two bedroom flats (ground and first floor) and 2 x one bedroom flats (second floor level).

2.13 The flats would be sited a minimum distance of approximately 6.8m from the south-west boundary, which adjoins the existing footpath, and 2.8m from the new boundary with 4 Hunton Bridge Hill. There would be a strip of amenity land to the rear of the building, as well as a small area to the front. The bin store for the flats would also be located to the site frontage, adjacent to the access road.

2.14 12 parking spaces are proposed for the flats. 9 of these (including 2 disabled spaces) would be sited to the south-east of the building; the other 3 would be to the north-east. A cycle parking rack would be sited to the front (north-east).

2.15 The application is accompanied by a Design and Planning Statement, Landscape Specification and Environmental Noise Assessment.

3. Consultation

3.1Abbots Langley Parish Council – Members object to the proposed development as they consider it would be cramped overdevelopment of this garden land. The proposed block of flats is out of keeping with the neighbourhood and the amenity space for the flats would be inadequate. Members are concerned about noise which would increase further with the proposals for greater frequency of trains on WCML (30% increase in passenger and treble the current number of freight trains). Query if the access would have suitable highway safety for the increased number of vehicles that the proposed development would generate. Members suggest an environmental statement should be required due to the potential wildlife value. The Parish Council requests that this application is referred to Committee for their consideration unless Officers are minded to refuse the application.

3.2Landscape Officer – It would appear that a new close boarded fence has been erected on the site running parallel to the public footpath and a large Sycamore tree has been removed from within this area of the site. I am disappointed that the Design and Access Statement states that there are no trees within the site, which is obviously not the case.

Unfortunately it would appear that probably the most significant tree from within the site has already been removed. Other trees growing along the boundary with the public footpath and railway line are not individually of any great significance, nor of particular form or merit individually. These trees are however very significant to the area as they will screen the development from both users of the public footpath and from the railway (where they will also act as a noise barrier to some extent). The trees and vegetation along this boundary should be protected in accordance with BS5837 during the construction phase of any development.

There are a number of other small and immature trees within the site, which will be adequately replaced with the landscape scheme for the site.No objection subject to conditions.

Environmental Protection Officer (Refuse) – No objection.

Thames Water – With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. The applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. No objection with regard to sewerage infrastructure.

National Grid – No comments received.

Herts Highways Officer – This application is an extension to a previous approval for 10 dwellings (05/1874/OUT). The proposal is for the erection of 7 additional units (1 detached 4-bed house, 4x2-bed & 2x1-bed flats) at this site served via the access road approved as part of the previous application therefore the scheme does not involve a new access or alteration of an existing access to the highway. I do not consider the additional dwellings will materially increase traffic movements on the nearby roads therefore the development is unlikely to result in a significant impact on the safety and operation of the adjacent highway. The applicant should also be advised that this development would attract a contribution towards but not limited to sustainable transport measures identified in the South West Hertfordshire TransportPlan and subsequent transport plans. Under these circumstances I have no objection to this proposal and recommend permission is granted subject to the completion of an Agreement to secure a financial contribution of £5750 and subject to conditions.

Herts Biological Records Centre – We have no ecological information regarding the application site. The site consists of back garden area which appears relatively well vegetated with trees and shrubs, as did the adjacent land now developed. In this respect it currently contributes to the local ecological resource as any such habitat would. Described as low – medium wildlife importance, there is nothing to suggest it would meet Wildlife Site status and we consider that the back garden areas affected are likely to be of local value to the immediate area of the site.

We do have records of bats in the area which demonstrates that the local environment is valuable for them. There is no arboricultural report so we cannot assess whether any of the trees to be removed have any bat potential. If these are standard small garden trees, such potential is probably limited and consequently we have no information that would suggest an assessment by a qualified bat consultant would be required. We note that some small fruit trees are to be removed, but we do not consider this would represent a significant loss in respect of orchards.

The site is screened adjacent to the railway with mature trees which are to remain. Some new planting is proposed to benefit wildlife and be managed for this purpose. However there is so limited scope for additional landscaping to benefit biodiversity due to the space constraints, we do not consider that there will be any further opportunities than those currently proposed. The proposed coppicing management which should keep the shrub areas relatively thick, although the success of this remains to be seen given the location beneath an existing closed canopy which would usually result in relatively weak, spindly growth.

Whilst the proposals will result in some loss and degradation of the local wildlife resource, we have no reason to advise that this should represent an ecological constraint on the development. The existing mature tree screens will be retained and a little additional planting is proposed which will help to enhance the local wildlife corridor along the western (railway) edge of the site.

Further comments: Given that a condition relating to mitigation measures for snakes and slow worms was attached to outline permission 05/1874/OUT for the adjacent site, a condition relating to reptiles would be reasonable.

Herts and Middlesex Wildlife Trust - No description of the current ecological resource on site has been provided. However, the back garden areas affected are likely to be of local value to the immediate area of the site, the proposals will result in some loss and degradation of the local wildlife resource. Therefore, some survey work will be required to identify features of value which may be affected by these proposals. Conditions are recommended.

Rights of Way Officer - No comments received.

Fire Officer – No comments received.

Crime Prevention Officer – The larger parking area on the south side of the flats is vulnerable in that it has limited overlooking. Good lighting is recommended. Fully support proposal for 1.8m close boarded fence topped with trellis. Flats should not have any free access around them. All footways and entrances should be illuminated. Street lighting layout should be carefully designed and should not create shadows.

Veolia Water – The site is within an Environment Agency defined groundwater Source Protection Zone corresponding to HuntonBridge pumping station. Construction and operation of the development must be done in accordance with the relevant British Standards and Best Management Practices, thereby significantly reducing the groundwater pollution risk.

London Underground Limited – No comments to make on this application.

Network Rail – No objection in principle, however, due to the close proximity to the operational railway we recommend the following:

  • The proposal must not encroach onto Network Rail land.
  • Any demolition or refurbishment works must not be carried out on the development site that may endanger the safe operation of the railway, or the stability of the adjoining Network Rail structures.
  • Storm/surface water must not be discharged onto Network Rail’s property or into Network Rail’s culverts or drains except by agreement with Network Rail.
  • Any scaffolding which is to be constructed within 10 metres of the railway boundary shall not over-sail the railway and protective netting must be installed.
  • All excavations/earthworks carried out in the vicinity of Network Rail property/structures must be designed and executed such that no interference with the integrity of that property/structure can occur.
  • A suitable trespass proof fence (at least 1.8m in height) must be erected adjacent to Network Rail’s boundary and make provision for its future maintenance and renewal without encroachment upon Network Rail land.
  • Consideration should be given to ensure that the construction and subsequent maintenance can be carried out without adversely affecting Network Rail’s adjacent land.
  • Any lighting associated with the development (including vehicle lights) must not interfere with the sighting of signalling apparatus and/or train drivers vision on approaching trains.
  • All roads, paths or ways providing access to any part of the railway undertaker's land shall be kept open at all times during and after the development.
  • The potential for any noise/vibration impacts caused by the proximity between the proposed development and any existing railway must be assessed in the context of PPG24.
  • Where trees/shrubs are to be planted adjacent to the railway boundary these shrubs should be positioned at a minimum distance greater than their predicted mature height from the boundary. Certain broad leaf deciduous species should not be planted adjacent to the railway such as: Alder (Alnus Glutinosa), Aspen – Popular (Populus), Beech (Fagus Sylvatica), Wild Cherry (Prunus Avium), Hornbeam (Carpinus Betulus), Small-leaved Lime (Tilia Cordata), Oak (Quercus), Willows (Salix Willow), Sycamore – Norway Maple (Acer), Horse Chestnut (Aesculus Hippocastanum), Sweet Chestnut (Castanea Sativa), London Plane (Platanus Hispanica).

EDF Energy – No comments received.