Detached two-storey outbuilding at Land Rear Of 13 Cambridge Road, St Albans

What was proposed

The application sought a detached outbuilding with ground- and first-floor accommodation, a dormer window and roof lights.

“Planning permission is sought for the erection of a detached outbuilding providing accommodation at ground and first floor levels. The proposed building would incorporate a dormer window and rooflights.”

Officer report

The site and surroundings

The site lies at the end of an unmade road mainly characterised by garages and commercial premises, behind 13 Cambridge Road.

“The site is located on Pickford Road, an unmade access road characterised by predominantly commercial premises and garage uses. It lies to the rear of No. Cambridge Road (hence the application site address) but is physically separated from that property by an intervening garage and does not form part of the residential curtilage of any dwelling.”

“Planning permission was granted in 2018 for the construction of a replacement garage on site. The approved plans showed the original garage as being removed from the site and a replacement constructed in its place. However, the original garage was not removed and as confirmed by the applicant, was instead relocated further within the site closer to the rear boundary with No. Cambridge Road. The original garage is labelled on the submitted plans as ‘STORE’.”

Officer report

Earlier planning history

Earlier applications included a withdrawn garage alteration, a 2018 replacement garage permission and a refused two-bedroom dwelling proposal.

“5/2018/0060 - Replacement garage (Conditional Permission)”

“5/2017/1853 - Erection of one, two bedroom detached dwelling following demolition of existing garage (Refused)”

Officer report

What officers recommended

Officers recommended conditional approval because the proposal was acceptable in design terms, would not harm neighbours subject to conditions and accorded with planning policies.

“The proposal has been assessed on the basis of continued garaging and storage use, within an outbuilding. The scale and design are acceptable within the context of Pickford Road and would not harm the character of the area. No unacceptable impact on neighbouring amenity has been identified, subject to conditions. Other concerns raised are either not material or carry limited weight.”

“The proposal would preserve the character and appearance of the locality. There would be no adverse impact on the amenities of the occupiers of neighbouring properties, nor is there a requirement for additional car parking provision. The proposal is in accordance with Policy 69 (General Design and Layout) and Policy 72 (Extensions in Residential Areas) of the St.”

Officer report

Objections to the proposal

Five objections raised concerns about the applicant’s intentions, the building’s size and character, possible residential use, overlooking, drainage and earlier permissions.

“At the time of writing this report, 5 objections have been received.”

“- Concerns regarding the applicant’s intention and conduct throughout the planning process; - Previously refused application; - Building on site has not been constructed in accordance with previous permission; - The scale of the building is inconsistent with its claimed use; - Concerns regarding the lack of information on drainage, sewage and other servicing arrangements; - Overlooking from side windows; - The intention of the applicant is to construct a self-contained…”

Officer report

Who spoke

A speaker spoke against the application, another spoke for it, and Councillor Joanna Meaden spoke on the application.

Changes agreed in debate

The committee agreed an amended condition 2 and added an informative stating that permission covered only the outbuilding shown on the proposed plans.

“During the debate, the Committee agreed that the following informative should be added:”

“This permission extends only to the outbuilding as shown on the proposed plans and would not include any other outbuildings present on the site.”

Minutes

The committee’s decision

The committee granted conditional permission, with nine votes for, none against and no abstentions.

“It was subsequently moved by the Chair that the application be GRANTED conditional permission, subject to the conditions set out in the officer’s report, with the amendment to condition 2 and the additional informative referred to above. It was CARRIED.”

“(i) That the application was GRANTED subject to the following conditions:”

Minutes