Raised terrace and plant room at Sandalwood, Moor Park, Northwood

What was proposed

The application sought retrospective permission for a raised terrace, steps, landscaping, a replacement plant room and changes to the rear patio and hard surfacing.

“The unauthorised raised patio, plant room and associated concrete steps and surrounding concrete base remain in situ; however, it is of note that works are underway to remove the surrounding concrete base and concrete steps, as observed during site visits undertaken by several officers.”

“The application proposes the removal of the unauthorised plant room, and the installation of a plant room abutting the southeast flank of the raised patio, which would measure approximately 1.5m in width, 13m in depth and a maximum height of 2.4m. The plant room would set in from shared boundary with the adjacent neighbour by approximately 6.2m.”

Officer report

The site and surroundings

The site contains an extended detached house in a conservation area, with lower land towards the rear and neighbouring homes close to the boundaries.

“Description of Application Site 2.1 The application site contains an extended two storey detached dwelling located on the northeastern side of Wolsey Road within the Moor Park Conservation Area. The dwelling is a modern infill development between No.7 and No.9. The streetscene of Wolsey Road comprises detached dwellings of varied architectural design, located on relatively large plots. The application dwelling is however constructed close to the southeastern boundary.”

Officer report

Earlier applications and enforcement

Earlier permissions were followed by a withdrawn application, a refusal, dismissed appeals and an enforcement investigation concerning works that did not follow approved plans.

“25/1872/FUL - Alterations to existing rear patio and plant room - subsequent to dismissed Appeals ref: APP/P1940/C/23/3327298 and APP/P1940/D/23/3320782 to include removal of the existing plant room building and construction of alternative plant room with pitched roof together with alterations to existing raised access / patio areas / steps and new glazed balustrade. New boundary screening. TRDC exercised its statutory power to decline to determine planning application.”

“21/0167/COMP: Enforcement Investigation: Works not in accordance with planning permission 21/1370/FUL including land level alterations and erection of air conditioning units. An enforcement notice has been served and upheld at appeal. The notice has not been complied with and is subject to an on-going legal investigation.”

Officer report

Responses from consultees and neighbours

The community council and Moor Park 1958 Ltd objected, while a neighbour raised concerns about overlooking, screening, prominence, privacy and the cumulative effect of earlier works.

“The Directors of Moor Park (1958) Limited note the contents of this application and that some steps have been made to address some of the observations of the Inspector in the recent Appeal Decisions dismissing the application and upholding the Enforcement Notice. However, the major issues still exist and accordingly we strongly object to this proposal.”

“- Concerns regarding maintenance of the proposed hedging/ screening – the use of hedging for screening is against local policy and cannot be relied upon to prevent overlooking. - No.9 Wolsey Road is at a lower land level and the ‘new raised patio’ area would result in direct overlooking, and would likely be used for socialising and events.”

Officer report

Who spoke

A parish councillor and a local resident spoke against the application, citing planning history, dismissed appeals, continuing privacy effects and impractical planting.

What members discussed

Members discussed possible noise and access from the plant room, the patio height, and whether planting would provide reliable screening throughout the year.

“A Committee Member commented that the new orientation of the plant room meant that the doors (rather than the wall) would now face towards the neighbouring property. There was therefore potential for disturbance to be caused should any noise emitting equipment be contained within it, as well as privacy concerns should the equipment need to be accessed frequently.”

“Committee Members noted the comments made by a speaker that the soft landscaping screen would be impractical to maintain and unlikely to thrive, and some Committee Members expressed concerns that should plants fail to survive, or due to conditions at certain times of the year, the screening may not be adequate. It was therefore suggested that Condition 2 be amended to require a more substantial screen.”

Minutes

The vote

The motion to grant permission with a corrected reason, a screening fence and fixed plant-room doors was carried by four votes to none, with two abstentions.

“Councillor Whately-Smith moved, and Councillor Mitchell seconded, that part retrospective planning permission be granted subject to conditions and (i) the addition of a reason for Condition 4 (ii) variation of Condition 2 to require a screening fence to be used and (iii) an additional condition requiring the plant room doors to be fixed shut other than during maintenance activities.”

Minutes

The final decision

Permission was granted subject to conditions, including a screening fence and a requirement that the plant-room doors remain fixed shut except during maintenance.

“That part retrospective planning permission be granted subject to conditions and (i) the addition of a reason for Condition 4 (ii) variation of Condition 2 to require a screening fence to be used and (iii) an additional condition requiring the plant room doors to be fixed shut other than during maintenance activities.”

Minutes