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 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 planning permission does not remove the need to obtain any separate consent of the owner of the adjoining property prior to commencing building works on, under, above or immediately adjacent to their property (e.g. foundations or guttering). The Party Wall Etc Act 1996 contains requirements to serve notice on adjoining owners of property under certain circumstances, and a procedure exists for resolving disputes.  This is a matter of civil law between the two parties, and the Local Planning Authority are not involved in such matters.  A free guide called "The Party Wall Etc Act 1996: Explanatory Booklet" is available on the website of the Department for Communities and Local Government at https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/393927/Party_Wall_etc__Act_1996_-_Explanatory_Booklet.pdf

3.         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.

4.         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