The erection of a two storey side extension and a single storey rear extension. (Amended plans)

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 (HN) introduced the report, explaining that the application was for the erection of a two storey side extension and a single storey rear extension.

The Chair invited Helen Murray, a local resident, to speak against the application.  Ms Murray declined to speak, however her father raised concerns on her behalf about the actual level of parking provision included in the application and the accessibility of those spaces.

In a clarification by the officers, it was confirmed that whilst three parking spaces were included on the plans, in reality this would require some manoeuvring on and off the driveway to accommodate three vehicles simultaneously.

The Chair invited Antony Okoluko, on behalf of the applicant, to speak for the application.   Mr Okoluko outlined the dialogue undertaken with officers to agree an acceptable proposal.  As a consequence of these discussions, a number of significant design changes had been made in order to mitigate any adverse impacts on neighbouring properties.  The result was an efficient use of land, which maximised the variety of accommodation in the local area.

The Chair invited comments from the committee.

Members considered that although the proposed single storey rear extension was large, it was currently allowed under permitted development rights.  It was hoped that the trees along the rear boundary of the site would be retained since they offered some visual amenity to neighbouring properties.

The committee noted the parking concerns of neighbours and sought assurance from officers that their privacy and outlook would not be impaired by the proposed extension.

The Chair moved the officer’s recommendation.

RESOLVED –

that planning permission be granted subject to the following 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.         All the external surfaces of the development shall be finished in materials to match the colour, texture and style of the existing building. 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.

3.         The development shall be carried out in accordance with the following drawings:

            011117 – PL 200– Ordinance Survey

011117 – PL 201– Existing Floor Plans

011117 – PL 202– Existing Roof Plan

011117 – PL 203– Existing Front + Rear Elevations

011117 – PL 204– Existing North West Elevation

011117 – PL 205– Existing South East Elevation

011117 – PL 301– Proposed Floor Plans

011117 – PL 302– Proposed Roof Plan

011117 – PL 303– Proposed Front + Rear Elevations

011117 – PL 304– Proposed North West Elevation

            011117 – PL 305– Proposed South East Elevation

            Unless otherwise agreed in writing by the Local Planning Authority.

4.         Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any modification or re-enactment thereof), no window on the flank elevation of the extension hereby approved shall be installed without the prior written permission of the Local Planning Authority.

5.         The proposed bedroom window to the front elevation at the first floor level hereby approved shall be fixed with obscured glazing to the height of 1.7m from the finished floor level.

6.         No development on site shall commence until the details of all below ground services and cabling (electricity, gas, telephone, foul water, surface water, etc), including any temporary connections for site huts showing depth, width and routing of all trenches have been submitted to and approved in writing by the Local Planning Authority prior to any works commencing on site. Any alterations to the approved layout during construction, that falls within 6m of any retained tree shall be notified to and approved by the Local Planning Authority in writing before any excavation is made.

7.         No development on site shall commence until the details and method statement in respect of ground protection measures within the root protection zones of the two trees along the boundaries of the site are have been submitted to and approved in writing by the Local Planning Authority.  This should also include a method statement if the existing concrete surfacing is to be used as part of the tree protection measures and also to provide information with regard to the removal of concrete from the root protection zone of the trees.

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 2010, as amended.

2.         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.

3.         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

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

5.         The planning officer's full report gives more detail than is to be found in the Decision Notice.  The full report can be obtained from the Council's website www.watford.gov.uk/planning , or on request from the Regeneration and Development Department.