Agenda item

Application for planning permission for proposed alterations and extensions to listed building

Councillor Watkins left the Council Chamber prior to discussions on this item, having declared an interest at the beginning of the meeting.

The Committee received the report of the Senior Planning Officer, including the relevant planning history of the site and details of responses to the application.

The Application Case Work Manager introduced this item, explaining that the application was to alter and extend a Listed Building II and as a consequence, it was necessary for the applicants to obtain both Planning Permission and Listed Building Consent.  Listed Building Consent for the proposed works had been granted in July 2015 (15/00530/LBC).

The Chair invited Mrs Dawn Ayres, a local resident, to speak to the Committee in objection to the application.

Speaking on behalf of local residents, Mrs Ayres drew the Committee’s attention to a covenant on the application site.  She expressed the view that the provisions of the covenant overrode any planning considerations. 

Local residents were concerned that the Council was failing to carry out its duty to protect and preserve a listed building.  The planned alterations were too numerous and inappropriate, and would remove any access to the rear of the property.  They were also concerned that the applicant had failed to comply with the conditions of the previous planning consent (15/00530/LBC).

In addition, residents were concerned that construction work would cause major disruption and that there was inadequate access to the site for construction deliveries.

The Chair thanked the speaker for her comments and drew the Committee’s attention to a written submission from Councillor Topping, Nascot Ward Councillor, which had been emailed to members prior to the meeting.  He then opened the debate to Committee members. 

Councillor Sharpe observed that it was important to note that South Lodge was listed in 1983, prior to which there had been some alteration to the property.  Some of these alterations had not been in keeping with the original character of the building and may have been unlawful.  Looking at the current application, it was important to consider why the building had been listed and whether the proposals would damage or undermine the reasons for that listing.

Taking up this point, Councillor Bashir observed that the property was currently in a state of some disrepair.  The planned alterations would improve and restore the appearance and he was supportive of the application.

The Chair sought clarification from the Interim Development Management Section Head on the relative authority of a covenant over planning law.  She advised that covenants sat outside planning law and therefore outside the remit of the Committee.  In addition, she addressed residents’ concerns about the lack of compliance, to date, with the conditions of the previous planning consent (15/00530/LBC), confirming that a period of three years was given to provide supplementary information.  It would be a criminal offence for works to commence prior to the proper discharge of the relevant conditions.

The Chair moved the officer recommendation.

RESOLVED –

that 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          Construction of the development hereby permitted shall not take place before 8am or after 6pm Mondays to Fridays, before 8am or after 1pm on Saturdays and not at all on Sundays and Public Holidays.

3          The development shall be carried out in accordance with the following drawings, unless otherwise approved in writing by the Local Planning Authority: 100 revision A, 102A, 111, 120, 200 revision C.

4          No work shall commence on site until full details of the materials listed as follows have been submitted to and approved in writing by the Local Planning Authority.  Physical samples labelled with the manufacturer and model shall be submitted of the following: the rainwater goods, the roof tiles, the roofing zinc, the windows and window frames.  Written details accompanied by colour photographs shall be submitted of the following: the render, the doors and door-frames.  The development shall be carried out in accordance with the approved details.

Informatives:

1          In dealing with this application, Watford Borough Council has considered the proposal in a positive and proactive manner having regard to the policies of the development plan as well as paragraphs 186 and 187 of the National Planning Policy Framework and other material considerations, and in accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015.