Demolition of existing freestanding garage and erection of a two storey side and two storey rear extension (amended description).

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 Development Management Team Leader (PB) introduced the report.  He explained that the application proposed the demolition of an existing freestanding garage and the erection of a two storey side and two storey rear extension.

Attention was drawn to the update sheet which included an amended site location plan.

The Chair invited Andrew Spanner, a local resident, to speak to the committee in opposition to the application.  Speaking on behalf of local residents, Mr Spanner expressed concerns about the width of the front elevation of the proposed extension and the resultant footprint of the new building.  Residents had reservations about the impact of the scheme on the character of the street, both in terms of the visibility of the building from Park Road and the loss of spacing between the buildings. 

Mr Spanner noted that the development was within the Nascot Conservation Area and questioned whether some design aspects of the scheme were appropriate in this context. Residents requested that sympathetic consideration be given to the use of materials and to conditions attached to some windows overlooking neighbouring properties.

The Chair invited Robert Wilson from Impact Planning Services to speak for the application.  Mr Wilson outlined the careful changes made to the previous development, which had been refused by officers and then dismissed on appeal in 2016.  The result was a compliant application which met with council officers’ recommendations, including those of the Urban Design and Conservation Officer, and would not cause harm to the adjacent, locally listed building or to the character and appearance of the Nascot Conservation Area.

The Chair thanked the speakers and invited comments from the committee.

Committee members broadly welcomed the planning application, which they did not consider provided grounds for refusal.  Residents’ concerns about the use of suitable materials were acknowledged and it was noted that these remained subject to agreement with the planning officers.

The Chair moved the officer’s recommendation.

RESOLVED –

That planning permission be granted subject to the following conditions:

Conditions

1.         The development to which this permission relates shall be begun within       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 drawing:-

A 100 000 P1, 001 P1, 002 P1, 003 P0

A 110 001 P1, 002 P1, 003 P1, 004 P0

A 000 001 P3, 005 P1

 3.        Notwithstanding the details given on the application form, no development shall commence until full details of all external materials to be used for the approved extensions have been submitted to and approved in writing by the Local Planning Authority. These should match as closely as possible to the materials of the existing house at the application site. The approved extensions shall only be constructed in the approved materials.

4.         No development shall commence until details of tree protection measures to protect preserved tree T31 of Tree Preservation Order 138 have been submitted to and approved in writing by the Local Planning Authority and these measures have been installed in full. The approved measures shall be retained at all times during the construction period.

5.         The existing boundary wall along the western boundary of the site, adjoining the private road, shall be retained at all times. No works shall be carried out to this wall without the prior written approval of the Local Planning Authority.

6.         The 2 windows at first floor level on the western side elevation (to the bedroom and en-suite) and the additional window at first floor level on the eastern elevation (to the bedroom) shall be non-opening and fitted with obscured glass at all times.

Informatives

1.         You are advised of the need to comply with the provisions of The Control of Pollution Act 1974, The Health & 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.

2.         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.