The Development Management Manager delivered his report.

The Chair thanked the officer and invited the applicant’s agent, Mr Pranav Shah, to address the committee. 

Mr Shah asked that when the committee considered the evidence, they ignored any personal views.  He noted that objections had been received from residents in Firbank Drive, but asserted that these seemed more focussed on personal views and on the impact of construction work, which by its nature was temporary. 

Mr Shah pointed out that the scheme caused no loss of light or amenity to any neighbours and the full application was based on a pre-application.  Regarding the concerns about the impact of construction traffic, he explained that the site was large enough to accommodate construction vehicles. 

Acknowledging that some conditions had been requested, he assured the committee that these were fully accepted and again urged that the matter only be considered on a planning basis. 

The Chair thanked Mr Shah and assured him that the committee would always only take account of planning considerations. 

The Chair then invited Councillor Clarke-Taylor to address the committee. 

Councillor Clarke-Taylor expressed her concerns about the access arrangements for the development and pointed out that HCC Highways had failed to take into account the lack of pavement on the north side of the road, meaning that the entrance to the new building will abut the road.  She cited the NPPF, “it should be ensured that safe and suitable access to the site can be achieved for all users.”   She also referenced that priority should be given to pedestrian and cycle movements and that the access needs of those with a disability should be assessed.  The NPPF also refers to minimising conflict between vehicles and pedestrians or cycles. 

The Councillor went on to point out Policy UD1 and that it stated that people should be put before traffic. 

She went on to detail the concerns about the construction work and how this would potentially block access for residents.  The road effectively being a single-track road, with limited turning space, would mean that vehicles might have to reverse out onto the busy Pinner Road.  Furthermore, there was the possibility that access for emergency vehicles might be affected. 

Councillor Clarke-Taylor’s final point was the concern that this development might be turned into an HMO, with multiple vehicles requiring parking.  There are already two HMOs in Firbank Drive.  She noted the Velux windows in the roof, might well be taken as an indication that the intent was to develop further into the roof space.  She urged the committee that should they grant to application, to add a condition that prevents the property from being turned into an HMO. 

The Chair asked the officer to address the three issues raised by the Councillor. 

The Development Management Manager pointed out that the design was such that the front door opened onto a paved area at the front of the property, not directly onto the road.  This provided a safe refuge and allowed good views up and down the road before crossing to the pavement. With only ten houses, the traffic flows in Firbank Drive were inevitably very low and it should be noted that the Highway Authority had not made any objections to the development. 

The Development Management Manager accepted that any construction works would result in some disruption, but it was a temporary situation and not a matter that could be considered under planning or for a refusal.  He stated that he would expect the applicants to manage the construction in a careful way, perhaps with smaller vehicles being used to deliver to the site.  Should a vehicle be forced to reverse into Pinner Road, then there would normally be a banksman to assist the driver.

As regards the concern for the house becoming an HMO in the future, under the Use Classes Order, single dwellings are permitted to have up to six unrelated occupants.  This is enshrined in legislation and therefore outside the control of the council.  Should a larger HMO or sub-division of the dwelling into separate units be proposed, then this would require another planning application. 

He concluded by pointing out the condition in the recommendation that removed permitted development rights for any extension at ground level and any extension into the loft space.

There being no questions or comments from the committee, the Chair praised the presentation by Councillor Clarke-Taylor, but could not see any reason to refuse the application.  The Chair moved that planning permission be granted subject to the conditions contained in the officer’s report.

RESOLVED –

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

Conditions

1. Time Limit

The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.         

2. Approved Drawings

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: 

Existing Plans

MB-SURV-PR-TS-01 Rev 01

140PINN-LP02

140PINN-PPE01

140PINN-SP06

3. Parking for No140

No development shall commence until full details of the proposed access and parking spaces to the dwelling at No140 Pinner Road have been submitted and approved in writing by the Local Planning Authority. The details shall include any changes to the ground levels and details to avoid surface water run off onto the Highway. The parking spaces shall be installed and made available for use prior to the occupation of the development and shall be retained as approved.

4. Materials submitted

No external facing materials shall be installed on the development until full details and samples of all the materials to be used for the external surfaces of the building have been submitted to and approved in writing by the Local Planning Authority. The development shall only be constructed in the approved materials.

5. Refuse, recycling and bicycle storage

The refuse, recycling and bicycle storage shall be constructed and installed in accordance with the approved drawings and made available for use prior to the occupation of any part of the development. The storage facilities shall be retained as approved at all times thereafter.

6. Landscaping

The hard landscaping and boundary treatments shall be installed in accordance with the approved drawings prior to the occupation of any part of the development. The soft landscaping and planting shall be implemented in accordance with the approved drawings in the first available planting season following the 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. 

7. West side windows

No windows or doors shall be inserted into the west side elevation of the development.

8. Permitted Development Exemption for extensions and loft conversion

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

Informatives

1.      Positive and proactive statement

2.      Building regulations

3.      Party Wall Act

4.      Hours of construction

5.      Community Infrastructure Levy