Erection of a two storey side and rear extension and single storey rear extension

Councillor Johnson absented himself from the Council Chamber for this item.

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 (AR) explained that the application proposed the erection of a two storey side and rear extension and single storey rear extension.

Attention was drawn to the update sheet, which referred to two additional representations on the application.

The Chair invited Ian White, a local resident, to speak against the application.  Mr White provided a short commentary about his objections to the application based on a series of diagrams and photographs which had been sent to the committee separately. 

Although not opposed to the principle of development per se, Mr White questioned some of the assertions in the officer’s report, particularly in regard to the building line and distances, and raised concerns about the loss of sunlight hours, outlook and privacy to his property.

The Chair invited Lynsey Baxter, speaking on behalf of the applicant, to speak for the application.  Ms Baxter reiterated comments submitted in a separate letter from the applicants to the committee.  This expressed the applicants’ disappointment at the opposition to their development plans, which had been amended to comply with the Residential Design Guide under the guidance of the case officer.  As a result, there remained no material planning considerations to prevent the development.

The Chair invited Nascot Ward Councillor Mark Hofman to speak to the committee.  Councillor Hofman asked the committee to consider the importance of neighbourliness in its considerations, a concept included in the Residential Design Guide.  Previous concerns regarding the bulk and depth of the proposed extensions remained valid and its design and execution would be unneighbourly.  As such, Councillor Hofman suggested that the proposed scheme would be contrary to policies SS1 and UD1 of the Watford Local Plan Core Strategy 2006-31 and paragraphs 8.4 and 8.5 of the Watford Residential Design Guide 2016.  It would also establish an unacceptable precedent in the local area.

The Chair invited comments from the committee. 

Members of the committee sought clarification and reassurance from officers that the neighbour’s concerns regarding his loss of light and outlook resulting from the proposed extensions had been properly addressed. 

Following further discussion, whilst it was acknowledged that the extensions would cause a minor infringement of the Residential Design Guidance – specifically in regard to the 45 degree line – members considered that they would have an acceptable relationship with neighbouring properties and would not therefore constitute harm.

The Chair moved the officer’s 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 shall be carried out in accordance with the following drawings, unless otherwise approved in writing by the Local Planning Authority.  The following drawings are hereby approved: 

WPD-008-18-1 – Plans as Existing

WPD-008-18-2 Rev C - Plans as Proposed

WPD-008-18-3 Rev C – Site Plans

3.      All the external surfaces of the development shall be finished in materials to match the colour, texture and style of the existing building. In the event of matching materials 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

IN907 Consideration of proposal in a positive and proactive manner

IN910 Building Regulations

IN911 Party Wall Act

IN912 Hours of Construction