First-floor side and rear extension at 3 Coningesby Drive, Watford

What was proposed

A first-floor side and rear extension was proposed, with a set-back side addition and a hipped-roof rear element.

“Erection of a first-floor rear and side extension with the side extension not extending beyond the existing width of the building. First floor side and rear extension with the side extension set back 1 meter at the front and first floor rear extension set on side opposite to the neighbouring attached property.”

“The proposed part two-storey rear extension would form a joint structure with the proposed two-storey side extension. The ground floor part of the proposed rear extension would be part 4.5m in depth and part 3m in depth. It is proposed as a flat-roof with 2.8m in eaves’ height and 3.1m in height at the top of the side parapet walls.”

Officer report

The site and surroundings

The site is a two-storey semi-detached home with existing extensions, beside two neighbouring properties and backing onto Cassiobury Park.

“The application site is a two-storey semi-detached property situated on the west side of Parkside Drive in Park ward. The existing house has single storey side and rear extensions, a first floor rear balcony and loft conversion with side and rear dormer windows in the roof.”

“The area is characterized by predominantly detached and semi-detached residential dwellings. Cassiobury Junior School and playing fields are located approximately 115m to the north. The application property backs onto Cassiobury Park.”

Officer report

Why officers recommended approval

Officers considered the extension proportionate and subordinate, with acceptable design and no harmful impact on neighbouring visual amenities.

“Taking into account the proportionate size and sympathetic design together with the context of immediate surroundings, the proposed development would not result in any unacceptable harm to the character and appearance of the site or to the surrounding area and is, therefore, acceptable in terms of design, in accordance the guidance of the Residential Design Guide (RDG) 2016 and the policies QD6.1, QD6.2 and QD6.4 of the Watford Local Plan 2021-2038.”

“Also, it will have no harmful impacts upon the visual amenities of the adjoining occupiers given the sufficient separation distance and the modest projection…”

Officer report

Who spoke

A neighbour spoke against the application, the applicant spoke in support, and the Development Management Lead answered questions about use, design and controls.

What members debated

Members discussed the design guidance, character, neighbouring concerns, permitted development rights and withdrawn earlier applications.

“Councillor Bell began by thanking both speakers and the Development Management Lead. Overall, he had no objection to the proposal but did feel it was wrong to say that the Residential Design Guide had not been exceeded. It was clear it had been exceeded but was considered in proportion. Looking at other properties in the area, the proposed development would not be out of character. He was unable to identify any reasons to object to the application.”

“The Development Management Lead confirmed that previous applications had been submitted, but they had been withdrawn before they were determined. The previous proposal had been larger. This revised application had been submitted with a smaller extension.”

Minutes

The committee vote

The Chair invited a vote on the officer recommendation, and the application was approved.

“The Chair invited the committee to vote on the officer’s recommendation set out in the report.”

“On being put to the committee the application was approved.”

Minutes

The decision

Planning permission was granted subject to conditions covering commencement, approved drawings, matching materials, roof use and the side window.

“That, planning permission be granted subject to the conditions listed below:”

“The proposed first floor side window in the south side elevation of the dwelling shall be permanently fitted with obscure glass and the part of the window less than 1.7m above internal floor level shall be permanently fixed closed.”

Minutes