Six one-bedroom flats at 46 Basils Road, Stevenage

What was proposed

The application sought extensions and alterations to convert a mixed-use property into six one-bedroom flats.

“Proposal : Erection of extensions, alterations and associated works to facilitate conversion to 6no. flats…”

“DC88 1. SITE DESCRIPTION 1.1 The application site comprises a detached property within the Old Town area of Stevenage. The property is in mixed use with an office at ground floor (vacant) and a residential flat on the first floor. The site has an outbuilding at the rear, which is currently used as a workshop and as storage. The rear is also used for parking.”

Officer report

The site and earlier plans

The site contained a vacant ground-floor office, a first-floor flat, a rear workshop, storage and parking; earlier permissions included residential conversion proposals.

“25/00431/FP Erection of single storey rear extension and change of use of ground floor from office (use class E) to create 3no. x 1 bed flats at ground and first floor with associated parking and storage.”

Officer report

What officers recommended

Officers recommended approval, considering the housing contribution, accommodation, design, parking and neighbour impacts acceptable with mitigation and conditions.

“CONCLUSION 8.1 The application proposes the provision of housing and the council’s latest Housing Delivery Test score was below 75%. The policies most relevant for determining the application are therefore considered to be out of date and the ‘tilted balance’ as set out under paragraph 11(d) of the NPPF is engaged.”

“The development would make a small but nonetheless positive contribution towards meeting the borough’s overall housing need and would also help to address a structural imbalance in the existing housing stock. The quality of the proposed accommodation would be acceptable; however, it is acknowledged the rear outlook from flats 4, 5 and 6 would be sub-optimal.”

Officer report

Who addressed the committee

An objector spoke for local residents, while the applicant’s consultant supported the amended scheme and its housing benefits.

Members’ concerns

Members questioned accommodation, obscure glazing, parking, design, waste, consultation and covenants, then debated overdevelopment, outlook, light, separation, character and parking pressure.

“During questions to officers, Members sought clarification on the proposed obscure glazing and its impact on future occupiers, the parking provision and residents' eligibility for parking permits, the height and design of the proposed extension, waste management arrangements, the consultation undertaken with neighbouring residents and the relevance of a restrictive covenant.”

“During the debate, Members expressed concerns that the proposal represented an overdevelopment of the site. Concern was raised regarding the outlook and natural light available to two of the proposed units, together with the limited separation distances and potential overlooking of neighbouring properties.”

Minutes

The committee vote

A motion to proceed to debate was proposed and seconded, but the committee ultimately resolved to refuse the application.

“To allow proceedings to move to a debate a proposer and seconder was required. Councillor Bainbridge moved, and Councillor Ashley-Wren seconded the report, and the motion was declared CARRIED.”

Minutes

Why permission was refused

The committee found inadequate separation would harm a neighbour’s outlook and privacy, while mitigation would create poor living conditions and parking was insufficient.

“The proposed development, by virtue of its proximity to the rear elevation of No. 47 Grove Road fails to meet the required minimum back to back separation distance as laid out in the Local Plan (2019), Local Plan Partial Review (2024) (Reg19) and the Council's Design Guide (2025) and would therefore likely result in an unacceptable outlook and loss of privacy for the occupiers of this property.”

“The proposed development fails to demonstrate that adequate provision for car parking can be provided on site for 6 one bedroom flats, in accordance with the Council's standards set out in the Parking Provision SPD (2025).”

Minutes