Two-storey extension and new dwelling at 55 Goodwood Avenue, Watford

The site and surroundings

The site is a two-storey semi-detached property in a residential cul-de-sac, near the A41 and opposite a footpath.

“The application site comprises a two-storey semi-detached property situated on the south side of Goodwood Avenue cul-de-sac in Leggatts ward. The site property contains the existing rear roof dormer together with the hip-to-gable roof alteration, has the existing ground-floor rear extension and benefits from the existing front driveway with the hardstanding in the forecourt.”

“The area is characterised by predominantly semi-detached residential dwellings with the A41 dual carriageway running immediately to the north of the site. Also, there are 7 no. vehicular parking bays located at the end of the cul-de-sac and the Greenbank Road footpath leading to the west directly opposite to the application site.”

Officer report

Why officers supported it

Officers considered the proposal acceptable in principle, design, accommodation, neighbour impact, noise, parking, highways, storage, sustainability and biodiversity terms.

“Noise impact Policy CC8.5 of the Watford Local Plan 2021-2038 states: 'Where development is noise sensitive, noise-generating, or the surrounding area is sensitive to noise and vibration, applicants must undertake a noise assessment to identify potential issues and the required attenuation measures to achieve acceptable noise levels, as defined in national guidance.' As the proposed development is for the sub-division of a single-family dwelling to form an…”

“Both Garston and Watford Junction train stations are a short bus ride away. As far as it can be reasonably ascertained from submitted plans, the proposed development would be within the recommended emergency vehicle access distance via the service road. The proposal will not affect existing access arrangements for collection.”

Officer report

Who spoke

An objector opposed the scheme, the agent supported it, and a councillor argued that it would erode the street’s residential character.

Members discussed character

Members debated whether the proposed end terrace would cause significant visual harm, conflict with local policies or represent an acceptable gentle uplift.

“Councillor Williams shared the concern of the resident and Councillor Khan that this planning application would conflict with Policies QD6.1 and QD6.4 of the Local Plan and that there was no doubt that it would create a cramped terrace effect on a street characterised by semi-detached housing. However, he noted that demonstrating this harm and sustaining it against national planning policy would be significantly challenging.”

“The Chair sought clarification on whether the application could be refused on the basis that it would undermine the local character of the area. The Development Management Lead highlighted that every decision made was plan-led and that the expectation was for a gentle uplift in this area, as the space around the development was maintained, avoiding a cramped visual appearance.”

Minutes

The committee’s decision

The committee approved the application, with Councillor Martins abstaining, subject to the listed conditions.

“On being put to the committee the application was approved. It was noted that Councillor Martins abstained.”

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

Minutes