Larger replacement house at 30 Cassiobury Drive, Watford

What was proposed

The application sought changes to an approved replacement house, including greater depth, front bay windows and a repositioned rear outbuilding.

“Committee date Tuesday 30 th June 2026 Application reference Site address 26/00160/VAR - 30 Cassiobury Drive, Watford, WD17 3AB Proposal Variation of condition 2 (approved drawings) to increase the depth of house, introduce bay windows to front and changes to the shape and position of the rear outbuilding.”

Officer report

The site and surroundings

The site is a detached house in a suburban street of detached and semi-detached homes, with large gardens and varied designs.

“The site is not located in a designated Conservation Area or other Article 2(3) land and is not subject to an Article 4 direction. The site is within the Controlled Parking Zone. The site backs onto the West Herts Collage which is within Civic Core Conservation Area.”

“The site comprises a detached property at No. Cassiobury Drive. The area is suburban and the street comprises of mostly detached and semi-detached residential properties, varying in styles and designs. The properties are well set back from the public highway and most of the front gardens are used for parking with some greenery and low boundary treatments. The properties benefit from large rear gardens.”

Officer report

Earlier planning permission

Permission was granted in April 2025 to demolish the existing house and build a replacement dwelling with an outbuilding and landscaping.

“On 9 th April 2025 full planning permission was granted for the demolition of existing house and construction of a new build replacement dwelling with associated outbuilding and landscaping (application reference: 24/00977/FUL). It is the drawings approved by this application which the applicant seeks to vary.”

Officer report

Why officers supported it

Officers considered the larger house, bay windows and revised outbuilding appropriate in the street and found no significant harm to neighbours.

“The proposed amendments do increase the proportions of the replacement house, which is larger than the existing house, however the house would respect the building line and would appear appropriate in terms of its scale and massing in the context of Cassiobury Drive, where larger houses exist and architectural detailing varies.”

“The proposal would not cause significant harm to neighbouring amenity of either 28 or 32 Cassiobury Drive. The massing of the replacement house would not breach the 45% rule, which seeks to protect neighbouring daylight and sunlight. A condition requiring appropriate obscure glazing to side facing windows ensures no significant loss of privacy.”

Officer report

Support and objections

Nine responses were received: three supported the proposal and six objected, raising concerns about character, light, privacy, the outbuilding and trees.

“Comments Officer Response The proposal is in keeping with the character and appearance of the The amended proposal would not appear uncharacteristic in the…”

“Comments Officer Response The proposal is not in keeping with the character and appearance of the area. Reference was made to the massing and the building line. The amended proposal would not appear uncharacteristic in the context of Cassiobury Drive as discussed in the section (a) of the appraisal above. Loss of light and privacy. The proposal would not cause undue harm to the amenity of neighbouring houses as discussed in the section (b) of the appraisal above.”

Officer report

Who spoke

A local objector spoke about the building’s scale, character, privacy, boundaries and trees, while Councillor Duduta presented residents’ concerns.

The decision

Planning permission was granted subject to conditions covering drawings, privacy, energy, trees, ecology, accessibility, permitted development and roof use.

“No part of the development shall be occupied until details of renewable technologies (such as Air Source Heat Pumps (ASHP) and PV Panels) have been submitted to and approved by the Local Planning Authority detailing the energy saving measures and renewable and low-energy sources to be installed, as set out in principle in the Energy Statement by Oakland Energy (24/11/2024) and drawing No. 424-003 Rev E.”

“Notwithstanding the provisions of Article 3, Schedule 2, Part 1 of the Town and Country Planning (General Permitted Development) Order 2015 (or any modification or reenactment thereof), no enlargements of a dwelling house permitted under Classes A, AA, B and E shall be carried out or constructed without the prior written permission of the Local Planning Authority.”

Minutes