There were a number of changes to this committee: Councillor Fahmy replaced Councillor Johnson, Councillor Grimston replaced Councillor Sharpe and Councillor Scudder replaced Councillor Watkin.

Councillor Bashir advised the Committee that, although he lived close to Burton Avenue, he had not received any information from local residents about application 16/00787/FUL, and had not provided any advice.

The minutes of the Development Management Committee held on 27 July 2016 to be submitted and signed.

Copies of the minutes of this meeting are usually available seven working days following the meeting.

All minutes are available on the Council’s website.

The minutes of the meeting held on 27 July 2016 were submitted and signed.

Retention of shop unit on ground floor (incorporating some basement space), rear extensions, conversion of premises from one flat to three flats, including conversion of loft space, insertion of roof-light windows and external staircase. 

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application.

The Principal Planning Officer (MS) introduced the item, explaining that full planning permission was sought for retaining a shop unit on the ground floor (incorporating some basement space), some rear extensions and the conversion of the premises from one to three flats, including the conversion of loft space.  The works would include the insertion of roof-light windows and the installation of an external staircase and a balcony. 

The Chair invited Mr Martin Yallop, a local resident, to speak against the application.  Mr Yallop expressed concerns about the negative impact of the application on the Nascot Conservation Area.  The area had been identified as having special character and appearance and he considered that this application was an unattractive overbuild in one of the conservation area’s main gateways.

Citing Watford Borough Council’s Nascot Conservation Area Appraisal, Mr Yallop drew the committee’s attention to the problem of unsympathetic alterations within the conservation area. 

In addition, Mr Yallop raised issues about diminished light levels and overlooking into a number of neighbouring gardens as a result of the development. 

The Chair invited Mr Adrian Hoy, the agent for the application, to speak in support.  Mr Hoy advised that designating houses and shops as part of a conservation area did not mean that no development could be undertaken.  The applicant had worked proactively with planning officers to devise an acceptable proposal, which maintained the existing shop and added extra accommodation in a highly sustainable area.

Mr Hoy noted that Watford Borough Council’s Urban Design and Conservation Manager had not raised any objections to the proposed scheme.

Mr Hoy also drew the committee’s attention to the unilateral undertaking agreed by the applicant, which would remove parking rights for any future occupants of the proposed flats,thereby ensuring that the development would not exacerbate parking congestion on local streets.

The Chair then invited Councillor Hofman, Nascot Ward Councillor, to speak to the committee.  Councillor Hofman expressed local residents’ concerns about the loss of the corner shop.  The proposed design was considered unsatisfactory, affording poor access and storage, no open space or parking and cramped living accommodation.  Councillor Hofman urged the committee to seek a more sympathetic development for this iconic location.

Clarifying the question of overlooking, the Principal Planning Officer advised that permanent screening would be required as part of the planning permission to protect the privacy of neighbouring properties to the side.  In addition, in response to concerns about overdevelopment, the number of bedrooms in the loft flat had been reduced.

The Chair invited comments from the committee.

Committee members considered that there were no planning grounds to refuse the application.  Privacy issues had been addressed; room sizes conformed to required dimensions; and the Urban Design and Conservation Manager had not raised any concerns in regard to the impact on the Nascot Conservation Area.  The committee was also satisfied  ...  view the full minutes text for item 4.

Change of use of existing rear extension from office to a single residential dwelling.

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Principal Planning Officer (SH) introduced the item.  He explained that the application sought permission for a change of use for an existing rear extension from an office to a single residential dwelling.

The Chair invited Mr Ijaz Akhster to speak against the application.  Explaining to the committee that he owned an adjacent business to the application site, Mr Akhster expressed concerns about parking and about the build up of rubbish at the rear entrance.  He considered that the development of the flats would exacerbate these problems.

The Chair invited Mr Edward Verrall, the agent for the application, to speak in support.  Mr Verrall explained that this was an underutilised building in a sustainable location.  Its redevelopment accorded with national planning policy objectives.  Parking provision was not required under Watford Borough Council guidelines and there was good access to local transport options.

A new refuse and recycling facility would be put in place as part of the planning permission and it was hoped that this would alleviate current concerns.

Following a query from the Chair, the Principal Planning Officer confirmed that the refuse and recycling storage unit would not be secure, however there would be a roof covering to prevent odours.

The Chair invited comments from the committee.

Committee members considered that there were no planning grounds to refuse the application.  However, some security concerns were raised about access via the rear entrance and the potential for anti-social behaviour in the side alley.  Following advice from the Head of Development Management, it was agreed that it would be unreasonable to impose a condition on this issue.

The Chair moved the officer recommendation.

RESOLVED –

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

1.         The existing unauthorised flats shall be removed and the development to which this permission relates shall be begun within a period of six months commencing on the date of this permission.

2.         The development hereby permitted shall be carried out in accordance with the following approved drawings: 14395/Location Plan Rev A; 14395/Block Plan; 14395/52 Rev G – amended plan received 19.08.16; 14395/53 Rev F – amended plan received 09.06.16; 14395/54 Rev C; 14395/60 Rev A; 14395/61 Rev A; 14395/62.

3.         The residential unit hereby approved shall not be occupied until the refuse, recycling and cycle storage provision, as detailed on the plans hereby approved, has been installed and made available for use. In the event of the approved storage provision not being achievable, details of an alternative means of storage shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of the unit. Any alternative means of storage approved by this condition shall be installed and shall be made available for use prior to the occupation of the unit.

Informatives

1.         In dealing with this application, Watford Borough Council  ...  view the full minutes text for item 5.

Erection of a detached 5 bed dwelling with private access from Nascot Wood Road.

The committee received the report of the Head of Development Management.  This included the relevant planning history of the site and details of the responses to the application. 

The Development Management Team Leader introduced the item, explaining that the application sought planning permission for the erection of a detached five bed dwelling with private access from Nascot Wood Road.

It was noted that there was an error in Informative 4, which would be corrected in the minutes.

The Chair invited Councillor Hofman, Nascot Ward Councillor, to speak to the committee.  Councillor Hofman outlined local residents’ concerns about the size and scale of the proposed application, which followed earlier developments on this plot.  Cramped space on the site would restrict manoeuvrability and require visitors to the property to reverse out onto the highway.

In addition, residents considered that the proposed property would follow the wrong building line and provide inadequate screening to adjacent properties.

Clarifying the question of the building line, the Head of Development Management advised that the site was an unusual shape in an area of generous set backs from the road.  The main planning consideration was whether the proposed development fitted in with the character of other surrounding properties.  He considered that this was achieved with the proposed application.

In a further clarification, the Head of Development Management outlined the steps taken in the design of the property to address privacy concerns.  These included the use of obscured glazing towards the nearest dwelling at (No. 10) and were considered sufficient to satisfy planning requirements.

The Chair invited comments from the committee.

The committee regretted the loss of green space in the area and reiterated opposition to back or front garden developments.  However, the current application was on a large plot which had already seen a number of previous developments.  Much greenery and the prominent tree line would remain. 

Committee members were satisfied that the proposed design had taken into account potential concerns about overlooking and the loss of privacy to neighbouring properties.  They also considered that the design of the development was in keeping with the character and the appearance of the area

The Chair moved the officer recommendation.

RESOLVED –

That conditional planning permission be granted subject to the following conditions:

1.         The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

2.         The development hereby permitted shall be carried out in accordance only with the following approved drawings:-

·        PL103 Rev B 12 July 2016

·        PL106 Rev B

·        PL105 Rev B

·        PL104 Rev B 12 July 2016

3.                 Prior to commencement of the development hereby permitted details of the boundary treatment, the access /egress road serving the site  and visibility splays shall be submitted to the planning authority for approval in writing. Thereafter the boundary treatment shall be installed and maintained in accordance with the approved details unless otherwise approved in writing by the Council.

4.         Prior to the commencement of development details of  ...  view the full minutes text for item 6.

Garage conversion to habitable space, installation of front rooflight windows and addition of a front bay window and porch infill.

Loft conversion involving construction of dormer on rear roofslope and installation of rooflight windows on front roofslope.

The committee received the report of the Head of Development Management.  This included the relevant planning history of the site and details of the responses to the application. 

The Principal Planning Officer introduced the item.  He explained that the application was for a loft conversion involving the construction of a dormer on the rear roofslope and the installation of rooflight windows on the front roofslope.

The Chair invited Mrs Sue Saunders, a local resident, to speak against the application.  Speaking on behalf of local residents, Mrs Saunders outlined the negative impact of the proposed development.  The size of the loft extension was considerable and would adversely affect the character and appearance of the area. 

In particular, residents were concerned about the proposed dormer windows.  These were not common locally and would overlook neighbouring properties affecting privacy.  Residents questioned whether roof lights would not be more appropriate.

The Chair then invited the applicant, Mr Chris Templeton, to speak in support of the application.  Mr Templeton explained that he had a large and growing family which he needed to accommodate in their current dwelling. 

He had no desire to upset his neighbours and had taken advice from planning officers to determine what was permissible under current planning rules.

The Principal Planning Officer confirmed that some permitted development rights had been removed from the property.  This had been done to ensure that any future applications were considered in the light of current design guidelines.  He confirmed that the proposed application complied fully with these guidelines, including the separation distances between the upper floor windows and the property’s rear boundaries.

The Chair invited comments from the committee.

Although there were some questions about the relevant planning history of the site, the committee considered that there were no planning grounds to refuse the application.

Noting the concerns of local residents, the committee determined that the application met with all distance and design criteria set out in Watford Borough Council’s Residential Design Guide.

The Chair moved the officer recommendation.

RESOLVED –

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

1.         The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

2.         The development hereby permitted shall be carried out in accordance with the following approved drawings: 1232/10 - 15 Sheet 1 of 2 Rev 1 – amended plan received 27.07.16; 1232/10 - 15 Sheet 2 of 2 Rev 1 – amended plan received 27.07.16.    

3.         The external wall surfaces of the dormer shall be finished in materials that have a similar appearance to those used on the existing building. In the event of materials of a similar appearance not being available, details of any alternative materials shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the development shall only be carried out in accordance with any alternative details approved by this condition.

Informatives

1.         In dealing with  ...  view the full minutes text for item 8.

Conversion of warehouse into 2 studio flats and 3 1-bed flats.

The Committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Development Management Team Leader introduced the item, explaining that the application proposed the conversion of the existing warehouse into five flats, comprising two studio flats and three one-bed flats.

The Chair invited a local resident, Mrs Anita Baker, to speak against the application.  Mrs Baker outlined a number of concerns, both about the current usage of the application site and the future impact of proposed changes.

In particular, Mrs Baker considered that the proposed flat conversion was an overdevelopment of the site, which would result in significant overlooking and a loss of privacy to surrounding properties. 

Mrs Baker expressed additional concerns about the impact of parking, despite its sustainable location.  Although there would be provision for bicycle storage, parking spaces were at a premium in the area and it was unlikely that the narrow access road would not be used for this purpose.

The Chair invited Councillor Mills, Vicarage Ward Councillor, to address the committee.  Councillor Mills reiterated concerns about the overdevelopment of the site and expressed frustration about the lack of family accommodation in the area.

Councillor Mills further described the significant parking problems in Vicarage Ward which the proposed scheme would exacerbate.

The Chair invited comments from the committee.

Although accepting that the proposed development complied with design standards, the committee expressed concerns about the warehouse’s current use.  It was hoped that the change to residential use would remove the problems experienced by local residents. 

The committee particularly welcomed the condition requiring a landscaping scheme to be maintained at the property.  It was further agreed that, in order to mitigate overlooking and privacy concerns, a Grampian condition should be imposed on the development regarding the design of one of the proposed windows.

The Chair moved the officer recommendation, subject to the inclusion of a new Grampian condition to replace condition 8 on the recommendation:

Notwithstanding the plans hereby approved, no development shall commence until details of alternative south facing windows for flats 1 and 4 have been submitted to, and approved in writing by, the Local Planning Authority.  The alternative windows shall be designed to reduce overlooking of properties in Durban Road West.  Thereafter, the development shall be carried out in accordance with the approved details and maintained in perpetuity.

RESOLVED –

That, pursuant to a planning obligation under s.106 of the Town and Country Planning Act 1990 having been completed to secure the following Heads of Terms, planning permission be granted subject to the conditions listed below:

Section 106 Heads of Terms

i)          To exclude future residents of the development from entitlement to resident parking permits for the controlled parking zones in the vicinity of the application site.

ii)         To secure the provision of fire hydrants as required by the County Council to serve the development.

Conditions

1.         The development to which this permission relates shall be begun  ...  view the full minutes text for item 9.

Demolition of existing bungalow and construction of a two storey building to provide 4 1-bed flats.

The committee received the report of the Head of Development Management.  This included the relevant planning history of the site and details of the responses to the application. 

The Development Management Team Leader introduced the item.  He explained that the application proposed the demolition of an existing bungalow and the construction of a two storey building to provide four one-bed flats.

In the absence of comments or clarification from the committee, the Chair moved the officer recommendation.

RESOLVED –

That, pursuant to a planning obligation under s.106 of the Town and Country Planning Act 1990 having been completed to secure the following Heads of Terms, planning permission be granted subject to the conditions listed below:

Section 106 Heads of Terms

i)          To exclude future residents of the development from entitlement to resident parking permits for the controlled parking zones in the vicinity of the application site.

ii)         To secure the provision of fire hydrants as required by the County Council to serve the development.

Conditions

1.         The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

2.         The development hereby permitted shall be carried out in accordance with the following approved drawings:-

            Location plan; and un-numbered proposed plan.

3.         No construction works above damp proof course level shall commence until details of the materials to be used for all the external finishes of the building, including walls, roofs, doors, windows and balcony balustrades, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved materials.

4.         No part of the development shall be occupied until full details of a soft landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. The approved landscaping scheme shall be carried out not later than the first available planting and seeding season after completion of the development. Any trees or plants whether new or existing which within a period of five years die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, or in accordance with details approved by the Local Planning Authority.

5.         No part of the development shall be occupied until full details of a hard landscaping scheme, including details of all site boundary treatments and all fencing or enclosures within the site, have been submitted to and approved in writing by the Local Planning Authority, and the works have been carried out in accordance with the approved details.

6.         No part of the development shall be occupied until details of the siting, size and design of refuse, recycling and cycle storage have been submitted to and approved in writing by the Local Planning Authority and the storage facilities have been installed in accordance with the approved details. The storage facilities shall be retained at all times thereafter.

7.         The first floor windows in the  ...  view the full minutes text for item 10.

Erection of residential dwelling with linked garage, machinery store and a detached agricultural building for poultry and fish fry.

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

The Development Management Team Leader introduced the item, outlining that the application proposed the erection of a residential dwelling with linked garage, machinery store and a detached agricultural building for poultry and fish fry.

The Chair invited comments from the committee.

The committee expressed concerns about any further development of Green Belt land, particularly when suitable living accommodation was available within reasonable distance of the agricultural business.  During discussions with officers, it was noted that advice had been taken from an agricultural consultant on this issue.  This had concluded the requirement for constant monitoring of the animals by a worker living on site.

Additional questions were raised by the committee about the number of parking spaces required for the enterprise.  However, it was observed that the total had been reduced from a previous application.   Moreover, a number of the parking spaces would be used to accommodate agricultural machinery associated with the farm. 

The Chair moved the officer recommendation.

RESOLVED –

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

1.         The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

2.         Notwithstanding the drawing hereby approved, no development shall commence within the site until full details and samples of the materials to be used for the external surfaces of the building, including windows, shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be implemented in accordance with the approved details.

3.         Notwithstanding the drawing hereby approved, no development shall commence within the site until full details of, shiplap timber boarding, window and door reveals as well as a new design with a reduced scale for the porch, shall be submitted to and approved in writing by the Local Planning Authority. The development shall only be implemented in accordance with the approved details.

4.         No external lighting shall be installed within the site or on any building except in accordance with a detailed scheme which shall have been previously submitted to and approved in writing by the Local planning Authority.

5.         The occupation of the dwelling shall be limited to a person solely or mainly working, as an agriculture and fishery worker on this site farm.

6.         The development hereby permitted, with the exception for the requirement in respect of conditions 3 and 4 above, shall be carried out in accordance with the drawings 1119/12/B, 13B, 14B and 15A and other documents including  Contaminated Land Desk Study Report (June 2014), Construction Management Plan Ecological Management Plan December 2014, and any drawings approved subsequently by the Watford Borough Council local planning authority pursuant to any conditions on this decision letter.

7.         If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise  ...  view the full minutes text for item 11.