Two one-bed maisonettes at Garage Block At Vernon Close

“During the consideration of the application amended plans have been received to remove an area of highway land from the application site boundary.”

“The amended plan has resulted in a reduction in the area of external amenity area to both properties, adjacent to the northern boundary of the application site and an amendment to the proposed fence in this location. A ground floor front facing window is also now proposed to be removed.”

“The application site is located within Vernon Close, a residential cul-de-sac off Watsons Walk, and is currently occupied by a block of six garages. Vernon Close comprises semi-detached and terraced housing subdivided into maisonettes. The site is bounded by 24-32 Watsons Walk, a residential building adjacent to the southern boundary of the site, which was a former factory building. The private gardens of 16-22 Watsons Walk are located to the east of the site.”

“The surrounding area is residential in character, with neighbouring streets largely consisting of small terrace cottages. The site is located within the St Albans Conservation Area (5A London Road).”

“5/2022/2835 - Demolition of existing garage block and construction of two, one bedroom flats with associated landscape works, refuse and cycle store – (Withdrawn – 30/08/2023)”

“5/2023/2097 - Demolition of existing garage block and construction of two, one bedroom flats (resubmission following withdrawal of 5/2022/2835 – (Refusal – 26/03/2024) The application was refused for the following reason:- 1. By reason of the scale of the proposed building, together with its proximity to the boundary and adjacent external amenity areas, the additional built form would have an unacceptable overbearing impact on the occupiers of Nos.”

“The council cannot demonstrate a 5-year housing land supply, therefore paragraph 11 (d) of the NPPF is engaged, wherein there is a presumption in favour of sustainable development. This means, granting permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits. Regard has been had to directing development to sustainable locations, making effective use of land and securing well-designed places.”

“Given the changes proposed compared with the previously refused scheme, it is considered that previous reasons for refusal have been overcome. The proposed design is considered to respond well to its surroundings and would appear as an acceptable addition within the street scene. As such, the proposed development would preserve the character and appearance of St Albans Conservation Area.”

“The representations raise some or all of the following issues: - The proposal does not solve issues from the previous planning proposal - The close is already crowded, - Loss of parking spaces for residents (particularly the elderly) - Loss of light - Harm to 10+ houses in the street and nearby residents - Displaced parking - The site is on Public Highway. The application cannot be approved.”

“- Noise and dust and inconvenience during the construction, - Very questionable gains - It is unfair to burden our little Close, Vernon Close, with higher development density - The infrastructure is already poor, oftentimes deliveries struggle - Workmen refuse to take jobs in Vernon Close because of poor parking - Vernon Close is limited road width and extremely restricted parking availability - The proposed development would exacerbate existing congestion - Out of character…”

“The proposed development would remove six garage units. The submitted plans indicate that these garages are approximately 2.5m wide and 5.3m deep, which is below the recommended dimensions of 3m by 6m for effective car storage, as outlined in the Roads in Hertfordshire: Highway Design Guide. The substandard size of the existing garages means their removal is not considered a significant loss of parking provision in this case.”

“Local residents have commented in relation to highway safety, the loss of parking and the general lack of opportunity for displaced parking within the area are noted. However, Herts Highways as Highway Authority have not objected to the application in terms of highway safety, although they have noted that the development may give rise to parking stress within the area. It is also noted that cycle storage is proposed on site.”

“It was moved by the Chair that the application be GRANTED conditional permission for the reasons set out in the report and below. It was CARRIED.”