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 the route of proposed sub-surface services including soakaways and temporary connections during construction shall be submitted to and approved in writing by the local planning authority.

5.         The dwelling shall not be occupied until full details of a hard & 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.

6.         The first floor windows in the north-west facing side elevation of the building hereby approved shall be permanently fixed closed below 1.7m internal floor level and shall be fitted with obscured glass at all times, and shall be permanently maintained as such, unless otherwise agreed in writing by the Local Planning Authority.

7.         Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development)(as amended) Order 2015 (or any modification or re-enactment thereof), no development permitted under Schedule 2, Part 1, Classes A, B, C, D, E or F of the Order shall be carried out to the new house without the prior written permission of the Local Planning Authority.

8.         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 have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall only be implemented in accordance with the approved details.

9.         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.

10.      No development shall commence until details of the existing and proposed ground levels and the finished ground floor levels of the buildings have been submitted to and approved in writing by the Local Planning Authority. The development shall only be constructed 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 2010, as amended. The Council also gave pre-application advice on the proposal prior to the submission of the application and undertook discussions with the applicant’s agent during the application process.

2.         Best practical means shall be taken at all times to ensure that all vehicles leaving the development site during construction of the development are in a condition such as not to emit dust or deposit mud, slurry or other debris in the highway.

3.         The applicant is advised that storage of materials associated with the development should take place within the site and not extend into the public highway without authorization from the highway authority, Hertfordshire County Council. www.herts.org/services/transtreets/highways or phone 0300 1234047 to arrange.

4.         The applicant is advised that they may need to enter into a S278 legal agreement under the Highway Act to construct the access road.  The completion of a S278 agreement may take up to 14 weeks.

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

6.         In order to minimise the impact of noise and general construction, work 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.