Agenda item

Application to construct a new single storey dwelling.  Creation of a shared vehicular access from the eastern residential section of Hempstead Road to replace the existing vehicular access from the A411 Hempstead Road.

Councillor Watkins had 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 planning permission was sought for the erection of a new flat-roofed bungalow on land that was currently the end of the rear garden of a Grade II listed building.  The plans included a “green” roof of sedum plants. 

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

Mrs Ayres reiterated that she was speaking on behalf of residents, who had welcomed the withdrawal of a previous planning application (15/00529/FUL) for a two-storey building on the site.  However concerns remained about the current application. 

Mrs Ayres commented that she did not intend to cover the points raised in her previous representation to the Committee, but she wished for these to be borne in mind by members as they considered the current application. 

Additional concerns had been expressed by residents about the overdevelopment of the site as well as the design of the bungalow, which, it was considered, was out of keeping with the character of South Lodge and would detract from the Grade II listed building.  Moreover the proposed “green” roof was unsightly and impractical.  

Local residents questioned the applicant’s access rights over the grass verge, which was understood to be the subject of a covenant protecting it from development. 

On a practical level, there were concerns about adequate access during construction, in addition to considerations such as the storage of building materials.

Thanking the speaker for her comments, the Chair drew the Committee’s attention once again to the written submission from Councillor Topping, Nascot Ward Councillor. 

The Chair asked the Application Case Work Manager to clarify the issues surrounding access rights over the grass verge.  He advised that the verge was part of the public highway and therefore the responsibility of Hertfordshire County Council (HCC).  If permission were granted to put a crossover in place, the applicant would be required to cover the cost of the works which would be undertaken by HCC licensed contractors.

Councillor Hofman was invited to speak to the Committee as Ward Councillor for Nascot.  He added his concerns about the proposed design of the bungalow, which would detract from the setting of the listed building.  There were also issues about the potential loss of trees.

The Chair opened the debate to Committee members.

Councillors expressed misgivings about back garden developments, which were understood to require proper access and to be of good design, and the precedent that would be set if this application were approved.  Despite these concerns, they were reminded by the Interim Development Management Section Head that planning rules did not preclude developments in the curtilage of a dwelling or back garden.

Councillor Johnson commented that the design of the proposed bungalow was poor and did not match that of other properties in the area – a sentiment echoed by Councillor Sharpe, who argued that the proposed location was sensitive and that it was important to get the design right. 

Members considered that this provided reasonable grounds for refusal and Councillor Sharpe moved a motion to refuse planning permission on the grounds that the design – including the green roof – was poor, adversely impacted on a listed building and was out of keeping with the character of the surrounding area.

RESOLVED –

            that planning permission be refused by reason of its poor design, incorporating a flat roof and sedum grass and lack of detailing that is considered to be out of character with the surrounding area and by reason of its location will have an adverse impact upon the setting of the Grade II listed building. In these regards the proposal is contrary to Policies UD1 and UD2 of The Watford Local Plan Core Strategy 2006-2031 adopted January 2013 and the provisions of the Watford Residential Design Guide adopted 2014 and against the advice given in National Planning Policy Framework 2012.