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 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.

2.         This permission does not remove the need to obtain any separate consent, which may be required under the Buildings Act 1984 or other building control legislation. Nor does it override any private rights which any person may have relating to the land affected by this decision.

            To find out more information and for advice as to whether a Building Regulations application will be required please visit www.watfordbuildingcontrol.com.

3.         You are advised of the need to comply with the provisions of The Control of Pollution Act 1974, The Health and Safety at Work Act 1974, The Clean Air Act 1993 and The Environmental Protection Act 1990.

            In order to minimise impact of noise, any works associated with the development which are audible at the site boundary should be restricted to the following hours:

·        Monday to Friday 8am to 6pm

·        Saturdays 8am to 1pm

·        Noisy work is prohibited on Sundays and bank holidays

            Instructions should be given to ensure that vehicles and plant entering and leaving the site comply with the stated hours of work.

            Further details for both the applicant and those potentially affected by construction noise can be found on the Council's website at: https://www.watford.gov.uk/info/20010/your_environment/188/neighbour_complaints_%E2%80%93_construction_noise