House extensions and side windows at 63 Watford Road, Croxley Green, Rickmansworth

What was proposed

The application sought front, side and rear extensions, together with new windows in the side elevation.

“Relevant planning history 1.1 26/0207/CLPD - Certificate of Lawfulness Proposed Development: Demolition of existing detached garage and construction of outbuilding. Approved. 1.2 26/0208/FUL - Variation of Conditions 2 (Plans) and 3 (Crossover Closure) pursuant to planning permission 25/1762/FUL to allow reduction of width of crossover. Approved. 1.3 25/1762/FUL - Removal of existing crossover and construction of new crossover. Approved.”

“Description of proposed development 3.1 This application seeks planning permission for the construction of a part single, part two storey front and side extension, single storey rear extension and installation of windows to side elevation 3.2 Amended plans were obtained during the application to a) set the ground floor side extension in from the boundary by 0.3m, b) reinstate the boundary fence line along Dickinson Square and c) reinstate the existing eaves height and…”

Officer report

Main planning issues

The assessment considered the design, conservation area, neighbours, parking, biodiversity, wildlife, garden space and protected trees.

“Wildlife considerations 7.5.1 Section 40 of the Natural Environment and Rural Communities Act 2006 requires Local Planning Authorities to have regard to the purpose of conserving biodiversity. This is further emphasised by regulation 3(4) of the Habitat Regulations 1994 which state that Councils must have regard to the strict protection for certain species required by the EC Habitats Directive.”

“The Local Planning Authority is not aware of any records of bats (or other protected species) within the immediate area that would necessitate further surveying work being undertaken. Amenity 7.6.1 Policy CP12 of the Core Strategy states that development should take into account the need for adequate levels and disposition of amenity and garden space.”

Officer report

Who spoke

A parish councillor spoke against the application, raising concerns about crossovers, parking, the boundary, windows and the street scene.

Committee discussion

Members questioned the crossover arrangements and noted that the conservation officer had no objection to the proposal.

“In response to the comment made by the speaker about the status of the original crossover, a Committee Member commented that the Highways Authority had raised the dropped kerb and therefore it had potentially been included in the plans in error. The Planning Officer clarified that the acceptability of the scheme was not dependent on the removal or closing up of the dropped kerb.”

“It was noted that the Conservation Officer had no objection to the proposal.”

Minutes

The vote

Members voted six in favour, none against and two abstentions on a motion to grant permission subject to conditions.

“Councillor Morris moved, and Councillor Whately-Smith seconded, that planning permission be granted subject to conditions. On being put to the vote this was carried, the voting being 6 in favour, 0 against, 2 abstentions.”

Minutes

The decision

Planning permission was granted subject to conditions.

“That planning permission be granted subject to conditions.”

Minutes

Conditions attached

The conditions covered the time limit, approved plans, matching materials and preventing use of the rear flat roof as an amenity area.

“C2 Plans: The development hereby permitted shall be carried out in accordance with the following approved plans: 3896 HH3 Bd; 3896 HH1 D; TRDC 001 (Location Plan).”

“C4 Flat roof: The rear flat roof serving the “Kitchen/Diner” and “Family Room” as shown on plan number 3896 HH3 Bd, shall only be used in connection with the repair and maintenance of the building and shall at no time be converted to or used as a balcony, roof garden or similar amenity or sitting out area.”

Officer report