Side and rear extensions at 35 Manor House Gardens, Abbots Langley

What was proposed

The application proposed a two-storey side extension, part-single part-two-storey rear extension, replacement outbuilding, raised patio alterations and bay window infill.

“The amendments also made the following changes: - Set the proposed two storey side extension back from the front elevation and set down from the ridge line - Reduce the depth of the first floor rear extension adjacent to the adjoining neighbour.”

Officer report

The site

The site contains a two-storey semi-detached house on a sloping plot, with extensions, outbuildings, trees, a raised patio and two parking spaces.

“Relevant planning history 1.1 8/321/75 - Single storey rear extension– Permitted 18.06.1975. Site Description 2.1 The application site contains a two-storey semi-detached dwelling located on the northern side of Manor House Gardens, Abbots Langley. Manor House Gardens is a residential cul-de-sac characterised by semi-detached dwellings of similar architectural styles and designs, some of which have been extended or altered.”

“To the side of the host dwelling (and toward the rear of the building) is a detached brick outbuilding which abuts the common boundary to the northeastern neighbour. To the rear there is an existing raised patio area which extends approximately 3.5m from the rearmost elevation, which steps down to an area of lawn and soft landscaping. The rear garden slopes steeply downwards towards the rear boundary of the site, which abuts an area of public open space.”

Officer report

Earlier planning history

A single-storey rear extension was permitted in 1975, and nearby homes include various side and rear extensions.

“The attached neighbour to the southwest has extended to the rear at a single storey, and the land levels to the front and rear are similar to those of the application site. The neighbour to the northeast has previously extended to the side and rear at ground and first floor level and the extensions are constructed up to the shared boundary. This neighbour is set back from the front building line of the host dwelling and is set at an angle.”

Officer report

Main planning effects

The extensions were considered subordinate and not harmful to the street scene, neighbouring amenity or retained garden space, subject to conditions.

“Whilst visible from the street scene, the replacement outbuilding element would be finished in materials to match the existing, replace the form of existing structure and would be of a similar scale. The proposed raised patio would alter the existing structure however would not be visible from the street scene. As such, the proposal is considered acceptable in this regard.”

“Rear Amenity 8.5 Policy CP12 of the Core Strategy states that development should take into account the need for adequate levels and disposition of amenity and garden space. Section 3 (Amenity Space) of Appendix 2 of the Development Management Policies document provides indicative levels of amenity/garden space provision.”

Officer report

Neighbour comments

One objection raised concerns about the side extension’s boundary position, massing and relationship with neighbouring properties; no further responses were received.

“They also hope that the concerns raised by neighbours have been addressed in the amended plans. Neighbour consultation 5.1 Site notice: Not required. Press notice: Not required. No. consulted: 9 5.4 Consultation 1 - No. of responses: 1 objection received. Summary of response: Objection to siting of two-storey side extension to common boundary, request for the side extension to be set back 1m from common boundary.”

Officer report

Who spoke

The applicant spoke in favour of the application.

The committee vote

The motion to grant permission subject to no new material planning conditions and conditions was carried unanimously.

“Councillor Mitchell moved, and Councillor Lloyd seconded, that subject to no new material planning conditions being raised, planning permission be granted subject to conditions. On being put to the vote this was carried unanimously.”

Minutes

The decision

Planning permission was granted subject to no new material planning conditions and conditions.

“RESOLVED: that subject to no new material planning conditions being raised, planning permission be granted subject to conditions.”

Minutes

Main conditions

Conditions covered the building period, approved plans, matching materials, tree protection, obscure windows, additional openings and boundary fencing.

“C4 The tree protection measures as detailed on drawing number 2423-SK-101 REV A and identified within the Tree Impact Assessment (TRDC 001) including fencing and ground protection, shall be undertaken in full accordance with the approved scheme before any equipment, machinery or materials are brought on to the site for the purposes of development, and shall be maintained as approved until all equipment, machinery and surplus materials have been removed from the site.”

“C6 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any other revoking and re-enacting that order with or without modification), no windows/dormer windows or similar openings [other than those expressly authorised by this permission] shall be constructed in the flank elevations or roof slopes of the extension hereby approved.”

Officer report