The Principal Planning Officer delivered her report.

The Chair thanked the Principal Planning Officer and invited Councillor Tim Williams to address the committee.

Councillor Williams explained that this site had a good deal of planning history, with a number of applications and refusals.  Residents feel that this plot is already heavily built on and this application would just increase the amount of building. 

Councillor Williams noted that Herts County Council Highways had objected to this proposed scheme, but only on the grounds of the crossover, not highway safety.  He felt this was a shame as the site was on a dangerous corner. 

He pointed out that this application was very similar to the one that was refused, with the only real difference being that it was set back by one metre.  He surmised that this set back might be the reason why the officer had recommended approval.  He added that his opinion and that of residents differed from the officer’s conclusion and that this proposal would still result in an unbalanced property, be of poor design and adversely affect the building and the streetscene.  

Councillor Williams pointed out that the reasons for the previous refusal were still valid and he expressed his hope that the committee would refuse the application. 

The Chair thanked Councillor Williams and passed the matter over to the committee for debate. 

In response to a question as to how the set-back could increase the space, the Principal Planning Officer explained that the original application was for a one bedroom flat, whereas the current application was for a studio flat, which would be open plan rather than having a separate bedroom.  A dwelling with a separate bedroom must have a minimum of 50 square metres, whilst an open plan dwelling can be 37 square metres.  Thus this application now meets the required standards. 

The officer was asked if this was an extension on a single house, would the proposed development comply with the required standards.  She explained that the permitted development rights state that any extension can be up to 50% of the width of the house.  But she pointed out that for this property, extensions of 50% could be built on both sides of the house.  However, she acknowledged that the proposed 4.6 metres wide extension was still 1.4 metres wider than permitted development would normally allow. 

Comment was made that this application appeared to give an unbalanced building design.  The Principal Planning Officer explained that whilst this might be the case in the front view, the one metre set-back made the proposal sit better alongside the existing structure.  She pointed out that whilst it might breach guidance in relation to its width, any planning inspector would look at what harm it caused. 

Whilst it was felt this was not a good design and was still remarkably similar to the application that was refused, no strong reasons were found for refusal.  It was noted that there were a number of larger extensions in the immediate vicinity. 

The Chair moved that planning permission be granted subject to conditions, as set out in section 8 of the officer’s report.

RESOLVED –

That planning permission be granted subject to the following conditions:  

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 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:

Site Location Plan

Sheet No2

Sheet No3 (Sept 2021)

Sheet No4 (Sept 2021)

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.

4.  No development shall commence until full details for the width, location, design and material of the access, crossover and parking area from Briar Road have been submitted to and approved in writing by the Local Planning Authority. The details shall include details of any other associated works to highway and utility furniture required to secure the access. The access, crossover and parking area approved under this condition shall be installed and made available for use prior to the occupation of the development and shall be retained at all times

5.  No part of the development shall be occupied until details of the size, type, siting and finish of refuse and recycling storage enclosures for the new and existing dwellings has been submitted to and approved in writing by the Local Planning Authority. The stores approved under this condition shall be installed and made available for use prior to the occupation of any part of the development and shall be retained at all times for refuse/recycling only and shall not be used for any other purpose.

6.  No part of the development shall be occupied until details of the size, type, siting and finish of a cycle storage enclosure for the proposed dwelling has been submitted to and approved in writing by the Local Planning Authority. The storage approved under this condition shall be installed and made available for use prior to the occupation of any part of the development and shall be retained at all times for cycle storage only and shall not be used for any other purpose.

7. No part of the development shall be occupied until full details of both hard and soft landscaping works, including details of all existing trees to be retained, trees and soft landscaping to be planted, any other arboricultural works to be carried out, details of any changes to ground levels around the building, all pathways, all hard surfacing, amenity areas/paving and boundary treatments, have been submitted to and approved in writing by the Local Planning Authority. The approved landscaping scheme, with the exception of the planting, shall be completed prior to any occupation of the development. Any proposed planting shall be completed not later than the first available planting and seeding season after completion of the development. Any new trees or plants 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.

Reason: In the interests of the visual appearance of the site, to safeguard trees, to ensure the provision of suitable car parking, to ensure suitable amenity for future occupiers, to ensure suitable screening is maintained or provided between the site and neighbouring occupiers in accordance with ‘saved’ policies T21 and SE37 of the Watford District Plan 2000.

8.  Prior to occupation of the development, appropriate arrangements shall be made for surface water to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

    Informatives

1.      Positive and proactive statement

2.      Building regulations

3.      Party Wall Act

4.      Hours of construction

5.      Community Infrastructure Levy

6.      Street naming and numbering