Short-term let outbuilding at 82 Wheathampstead Road, Harpenden

What was proposed

Permission was sought to retain the outbuilding as an annex to the main house and use it for short-term letting.

“Planning permission is sought to retain the outbuilding as an annex ancillary to the main house and also for a change of use of the outbuilding to a short-term let.”

Officer report

The site

The site is a two-storey detached house in a predominantly residential area, with an outbuilding beside it near the Meadway boundary.

“No. Wheathampstead Road is a two-storey detached dwellinghouse located in a predominantly residential area of Harpenden. An outbuilding is present to the side of the dwelling close to the site boundary with Meadway.”

Officer report

Earlier planning history

Earlier permissions covered alterations and extensions, while an outbuilding application was refused before an appeal allowed the outbuilding.

“5/2020/0631 - Demolition of store and rear projection and construction of single storey front and rear extensions, first floor rear extension, installation of rooflights and alterations to openings (Conditional Permission 10/06/2020)”

“APPEAL LODGED (APPEAL REF: APP/B1930/D/18/3199974), APPEAL ALLOWED.”

Officer report

What officers recommended

Officers recommended approval because the short-term let was acceptable in principle and the building, parking and neighbouring amenities were acceptable with controls.

“(i) proposals should be environmentally acceptable and have adequate access. In residential areas, particular attention will be given to the loss of garden space, the visual effect of car parking and potential noise disturbance to adjoining properties;”

“Noting the above policy, the principle of a short-term let in a Town location such as this is considered to be acceptable in principle, subject to compliance with other relevant policies as contained within the Local Plan. The proposal shall be assessed against these policies in the following sections of the report.”

Officer report

What consultees said

Ecology and parking raised no objection, environmental services made no comment, and waste management ultimately had no comment.

“Head of Environmental & Regulatory Services – no comment.”

“Waste Management – queries raised in initial response. Second response sets out that they have no comments on the application. Full response set out in the attached appendix.”

Officer report

What neighbours said

Nine objections raised concerns about existing letting, changes to the building, parking, highway safety, noise, privacy, landscaping, drainage and precedent.

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

“- 32 people have left reviews on AirBnB in a four-month period; - More than occasional commercial use when ‘visiting family’ are not making use of it; - Proximity to junction of Wheathampstead Road and Meadway; - Overflow parking; - Highway safety concerns; - Owners of main dwelling operate a handyman business and commercial vehicles are parked on the driveway; - Trees and shrubs removed during the course of construction of the outbuilding; - Loss of landscaping has…”

Officer report

Who spoke

[name withheld] spoke in favour of the application.

The committee vote

The chair moved conditional approval in line with the officer recommendation, and the motion was carried with ten votes for, none against and one abstention.

“The Chair moved that application be GRANTED conditional planning permission as set out in the officer report. It was CARRIED.”

Minutes

Conditions on the permission

The permission requires compliance with approved plans, limits occupation and requires a Guest Management Plan within three months.

“The development hereby permitted shall be carried out in accordance with the following approved plans: Existing OS Map and Existing Block Plan, DNG Nos. MMNH/KH/3 Rev B and MMNH/KH/1 Rev D.”

“Within three months of the date of this permission, a Guest Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The approved plan thereafter shall be implemented in full and adhered to at all times for the duration of the use of the outbuilding as a short-term let.”

Minutes