THREE RIVERS DISTRICT COUNCIL

At a meeting of the Development Control Committee held in the Penn Chamber, Three Rivers House, Rickmansworth, on 15 November72007 from 7.30pm to 9.35pm.

Present:-Councillors Geoffrey Dunne (Chairman),Chris Lloyd (Vice Chairman),Phil Brading, Barbara Green,Amrit Mediratta, Ann Shaw OBE, Leonard Spencer, Richard Struck and Chris Whately-Smith

Officers:-Geof Muggeridge, Laurence Moore, Marie Harding, Stephanie Lawlor, James Percy-Lancasterand Sarah Haythorpe

Also in attendance:- CouncillorsTony Barton, Peter Ray and Alison Scarth

Apologies for absence were received from Councillors Ron Spellen and Kate Turner.

DC109/07MINUTES

The Minutes of the Development Control Committee meeting held on18 October 2007 were confirmed as a correct recordand were signed by the Chairman subject to the following amendment:

Under Minute DC108/07 add the following sentence: Councillor Chris Lloyd left the meeting.

DC110/07 ANY OTHER BUSINESS

The Chairman stated that the separately circulated report at Item 5 (Consideration of objections and confirmation of Three Rivers (9Yorke Road, Croxley Green) 2007 and item 6 (Consideration of objections and confirmation of Three Rivers (White Gates and The Orchard) Tree Preservation Order 2007)had not been available for inspection five clear days before the meeting and could only be dealt with as an urgent item of business.

The Chairman ruled that the items were of sufficient urgency to warrant them being dealt with at this meeting, the reason being the Committee had a statutory duty to resolve the Tree Preservation Orders as expediently as possible.

DC111/07DECLARATION OF INTERESTS

Councillor Barbara Green declared a personal and prejudicial interest in agenda item 6 (Consideration of objections and confirmation of Three Rivers (WHITE GATES AND THE ORCHARD) Tree Preservation Order 2007) as she lived at White Gates and left the room during its consideration.

Councillor Tony Barton declared a personal and prejudicial interest in agenda item 17 (07/1855/FUL – Additional dormer window to front elevation and new wall, gate and railings to front and side boundaries at 5 LIME TREE WALK, RICKMANSWORTH, HERTFORDSHIRE WD3 4BX for Mrs Meeta Bhagwanji) as he lived in close proximity of the dwelling.

DC112/07CONSIDERATION OF OBJECTIONS AND CONFIRMATION OF THREE RIVERS (9YORKE ROAD, CROXLEY GREEN) 2007

Councillor Ann Shaw, seconded by Councillor Amrit Mediratta, moved the recommendation to confirm the Tree Preservation Order.

On being put to the Committee the proposal to confirm the Tree Preservation was CARRIED the voting being unanimous.

RESOLVED:

That the objection should be noted and Three Rivers (9 Yorke Road, Croxley Green) Tree Preservation Order 2007 to be confirmed.

DC113/07CONSIDERATION OF OBJECTIONS AND CONFIRMATION OF THREE RIVERS (WHITE GATES AND THE ORCHARD) TREE PRESERVATION ORDER 2007

Councillor Barbara Green left the meeting.

The Landscape Officer advised that the Tree Preservation Order was deferred at the October meeting to allow for the legal position on the Order to be investigated. It was recommended to the Committee that tree T5 be included in the Order to ensure the owners would be required to provide a suitable replacement tree if the tree was subsequently removed.

Councillor Ann Shaw, seconded by Councillor Phil Brading, moved the recommendation to confirm the Tree Preservation Order.

On being put to the Committee the proposal to CONFIRM the Tree Preservation Order was CARRIED the voting being unanimous.

RESOLVED:

That the objection should be noted and Three Rivers (White Gates and The Orchard, Shire Lane) Tree Preservation Order 2007 be confirmed.

DC114/0707/1401/FUL – Erection of a four-storey building with plant room above for use as a hotel containing 207 bedrooms, function/meeting rooms, restaurant, health club, administrative and service areas. Alterations to access onto (A412) Denham Way and provision of 373 car parking spaces in three/four-storey car park and surface level and landscaping at WITNEY PLACE, DENHAM WAY, MAPLE CROSS, HERTS WD3 9XD, for Beeson Investments

The Planning Officer reported that Condition C17 on page 15 of the agenda be amended to:

“Development shall not commence until further details of the location of the proposed pedestrian crossing and bus stops have been submitted to and approved in writing by the Local Planning Authority in conjunction with the Highway Authority, as shown on plan number 19533/PD/001 Rev E. These arrangements shall be implemented as approved and permanently retained as such.

REASON: In the interests of highway safety, in accordance with Policy T7 of the Three Rivers Local Plan 1996-2011.”

No letters had been received from the neighbours to the renotification.

Councillor Ann Shawsaid the traffic arrangements had improved and were the best the Council could expect. She was still anxious about the pedestrian island which would be in a dangerous section of the road. It wasalso important that Thames Water did not alter their existing access arrangements adjacent to the site and redirect traffic along Maple Lodge Close. Officers agreed to confirm formally the access arrangements prior to the issue of the decision notice.

The Chairman, seconded by Councillor Chris Whately-Smith, moved the recommendation that the decision be delegated to the Director of Leisure and Environment to grant permission subject to a Section 106 as previously agreed with an amendment to condition C17 to include plan number details.

On being put to the Committee the proposal that the decision be delegated to the Director of Leisure and Environment to GRANT permission subject to a Section 106 as previously agreed with an amendment to condition C17 to include plan number details was CARRIED the voting being unanimous.

Councillor Ann Shaw asked that Ward Members be invited to make suggestions on the use of the Section 106 money and requested that the money not be spent on bus shelters.

RESOLVED:-

That, subject to a Section 106 Agreement, the decision be delegated to the Director of Leisure and Environment to consider any further representations received and that PERMISSION BE GRANTED subject to the following conditions:-

C1Standard time limit:

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

REASON:In pursuance of Section 91(1) of the Town and Country Planning Act 1990 and as amended by the Planning and Compulsory Purchase Act 2004.

C2Before the building operations hereby permitted are commenced, samples and details of the proposed external materials shall be submitted to and approved in writing by the Local Planning Authority and no external materials shall be used other than those approved.

REASON:To ensure that the external appearance of the building is satisfactory, in accordance with Policy E1 of the Three Rivers Local Plan 1996-2011.

C3Before the development is commenced a detailed site investigation shall be carried out to establish if the site is contaminated, to assess the degree and nature of the contamination present, and to determine its potential for the pollution of the water environment. The method and extent of this site investigation shall be agreed with the Local Planning Authority prior to the commencement of the work. Details of appropriate measures to prevent pollution of ground water and surface water including provisions for monitoring shall then be submitted to and approved in writing by the Planning Authority before development commences. The development shall then proceed in strict accordance with the measures approved.

REASON:To prevent pollution of the water environment and to meet the requirements of Policies GEN 5a and N4 of the Three Rivers Local Plan 1996– 011.

C4The development shall not commence until full details (including design, materials, height and type of all boundary treatment(s) has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the first occupation of the development or phased as agreed in writing by the Local Planning Authority. The approved scheme shall be maintained thereafter at all times.

REASON:To safeguard the visual amenities of neighbouring properties and the locality, in accordance with Policy E1 of the Three Rivers Local Plan 1996-2011.

C5No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping, which shall include screening of the rear of the decked car park, the location of all existing trees and hedgerows affected by the proposed development, and details of those to be retained, together with a scheme detailing measures for their protection in the course of development; the approved landscaping scheme (with the exception of planting, seeding and turfing) shall be implemented prior to the occupation of any of the building(s) hereby approved and retained.

All hard landscaping works required by the approved scheme shall be carried out and completed prior to the first occupation of the development hereby permitted. All soft landscaping works required by the approved scheme shall be carried out in accordance with a programme to be agreed before development commences and shall be maintained including the replacement of any trees or plants which die are removed or become seriously damaged or diseased in the next planting season with others of a similar size or species, unless the local planning authority gives written consent to any variation for a period for five years from the date of the approved scheme was completed.

REASON:In the interests of visual amenity and in accordance with PolicyN15 of the Three Rivers Local Plan 1996-2011.

C6A landscape management plan, including long term design objectives, management responsibilities, timescales and maintenance schedules for all landscape areas, shall be submitted to and approved in writing by the local planning authority prior to the occupation of the development hereby approved. The landscape management plan shall be carried out as approved.

REASON:In order to ensure that the approved landscaping is satisfactorily maintained, in accordance with Policy N15 of the Three Rivers Local Plan 1996-2011.

C7No development shall take place within the proposed development site until the applicant, or their agents, or their successors in title, has secured the implementation of a programme of archaeological monitoring and recording in accordance with a written scheme of investigation, which has been submitted to the Local Planning Authority and approved in writing. This condition will only be considered to be discharged when the planning authority have received and approved archaeological reports of all the required archaeological works.

REASON:To ensure that there is no impact on significant archaeological remains, in accordance with Policy C14 of the Three Rivers Local Plan 1996-2011.

C8Construction of the development hereby approved shall not commence until details of construction vehicle movements are submitted to and approved by the highway authority.

REASON:To ensure the impact of construction vehicles on the local road network is minimised, in accordance with Policy T7 of the Three Rivers Local Plan 1996-2011.

C9Before any development commences details of mechanical wheel cleaning facilities to be provided on site during the site preparation and construction period which shall be submitted to and approved by the local planning authority.

REASON:In the interest of highway safety and visual amenity, in accordance with Policy T7 of the Three Rivers Local Plan 1996-2011.

C10All areas for parking and storage and delivery of materials associated with the construction of the development shall be provided within the site on land which is not public highway.

REASON:In the interest of highway safety and free and safe flow of traffic, in accordance with Policy T7 of the Three Rivers Local Plan 1996-2011.

C11Development shall not commence until a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved by the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

REASON:To ensure that sufficient capacity is made available to cope with the new development and to avoid adverse environmental impact upon the community, in accordance with Policies N6 andGEN6 of the Three Rivers Local Plan 1996-2011.

C12No external illumination to the buildings or the site shall be provided other than in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

REASON:To protect the amenities of the surrounding residential properties and the Metropolitan Green Belt, in accordance with Policy N13 of the Three Rivers Local Plan 1996-2011.

C13Demolition and construction work on the site shall not take place other than between the hours of 08.00 and 18.00 Mondays to Fridays, and between the hours of 08.00 to 13.00 on Saturdays. No works shall be carried out at all on Sundays and Bank Holidays.

REASON:To protect the occupiers of the surrounding buildings, in accordance with Policy N14 of the Three Rivers Local Plan 1996-2011.

C14The development shall not be occupied until the scheme for parking and manoeuvring has been laid out as indicated on the approved plan (or any subsequent amendment agreed in writing by the Local Planning Authority) and constructed in accordance with details to be submitted and approved in writing by the Local Planning Authority in conjunction with the Highway Authority and that area shall not thereafter be used for any other purpose.

REASON:To enable vehicles to draw off, park and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway, in accordance with Policies T7 and T8 of the Three Rivers Local Plan 1996-2011.

C15The parking spaces hereby approved shall only be used in relation to the hotel and associated development the subject of this permission and shall not be used for any purposes unrelated to the site as a whole.

REASON:To ensure that there is sufficient parking for the hotel and associated development the subject of this permission at all times, in accordance with Policy T8 of the Three Rivers Local Plan 1996-2011.

C16The function and meeting rooms, health club, restaurant and bar area hereby approved shall not be altered or enlarged in any way without prior written approval from the Local Planning Authority.

REASON:To ensure that there is sufficient parking for the overall development at all times, in accordance with Policy T8 of the Three Rivers Local Plan 1996-2011.

C17Development shall not commence until further details of the location of the proposed pedestrian crossing and bus stops have been submitted to and approved in writing by the Local Planning Authority in conjunction with the Highway Authority, as shown on plan number 19533/PD/001 Rev E. These arrangements shall be implemented as approved and permanently retained as such.

REASON: In the interests of highway safety, in accordance with Policy T7 of the Three Rivers Local Plan 1996-2011.

C18Before any development commences, the access and junction arrangement (off Denham Way) serving the development shall be completed to the satisfaction of the Highway Authority, details of which shall be first submitted to and approved in writing by the Local Planning Authority in conjunction with the Highway Authority.

REASON:To ensure that the access is constructed to the Highway Authority's satisfaction in the interests of highway safety, and in accordance with Policy T7 of the Three Rivers Local Plan 1996-2011.

C19Before first occupation of the development all accesses directly serving the development shall be completed to the satisfaction of the Highway Authority, details of which shall first be submitted to and approved in writing by the Local Planning Authority in conjunction with the Highway Authority.

REASON:To ensure that the access is constructed to Highway Authority's specification and as required by the Local Planning Authority, in accordance with Policy T7 of the Three Rivers Local Plan 1996-2011.

C20Within two months of the first occupation of the development a "Green Travel Plan" shall be implemented with the objectives of reducing the number of employees and visitors using the private car, which shall be first submitted to and approved by the Local Planning Authority in conjunction with the Highway Authority.

REASON:To promote more sustainable modes of transport, in accordance with Policies T7 and T8 of the Three Rivers Local Plan 1996-2011.

C21Surface water drainage measures shall be carried out in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority in conjunction with the Environment Agency before development commences.

REASON:To prevent the risk of flooding in accordance with Policy N5 of the Three Rivers Local Plan 1996-2011.

INFORMATIVES:

I1Subject to the imposition of conditions attached to this permission, the proposed development would not have a significant adverse impact on neighbouring properties, or otherwise result in demonstrable harm. The proposal would be consistent with the aims and objectives for employment and economic development within the Three Rivers Local Plan 1996-2011 (adopted 2001), and would comply with PoliciesGEN1a, GEN2, GEN5a, GEN6, GEN8, C14, N4, N5, N6, N15, N16, N17, D9, E1, E3, T2, T7, T8, T10 and Appendix3 of the same Plan.

I2The applicant is encouraged to incorporate energy saving and water harvesting measures when implementing this permission. Information is available from the Council’s Building Control Section, who may be contacted on 01923 727138, and on the website Any external changes to the building which may be subsequently required should be discussed with the Council’s Development Control Section prior to the commencement of work.

I3There are public sewers crossing this site, and no building works will be permitted within 3 metres of the sewers without Thames Water's approval. Should a building over/diversion application form, or other information relating to Thames Waters assets be required, the applicant is advised to contact Thames Water Developer Services on 0845 850 2777.

I4Permission must be obtained for traffic access to any roads owned by Thames Water. Thames Water will require a transport study detailing proposed traffic movements for the development to assess the impact on Thames Water's operations.

I5The site is close to or within an Environment Agency Groundwater Protection Zone. The applicant should refer to CIRIA Publication C532 ‘Control of water pollution from construction – guidance for consultants and contractors’. Three Valleys Water should be contacted on 01707 268111 should any pollution be found at the site.