Rear extension and loft conversion at 99 Byewaters, Croxley Green, Watford

What was proposed

The application proposed a rear extension, garage conversion, loft conversion with rooflights, side windows and a relocated entrance door.

“To the front of the dwelling is an existing driveway with off street parking provision for two vehicles with an existing integral garage within the front elevation of the dwelling. To the rear is an amenity garden predominantly laid as lawn with an area of patio adjacent to the rear elevation of the dwelling.”

“The proposed single storey rear extension extends across the width of the plot with a depth of approximately 3.1m. It would have a gabled roof with a parapet on both sides, sitting at a total height of approximately 3.6m, with the parapet sitting at 3m. A set of bifold doors are proposed within the rear elevation of the extension as well as glazing within the apex of the gable. The proposal also includes relocation of the dwelling’s main entrance door.”

Officer report

What officers recommended

Officers recommended approval because the amended proposal was considered acceptable in design, neighbour impact, parking, wildlife, amenity space and landscaping terms.

“On this basis, the existing site is considered to have two off street parking spaces and therefore a shortfall of one space. The proposal is not increasing the number of bedrooms within the dwelling and therefore there would be no additional requirement for off-street parking provision.”

“The proposal would not increase the number of bedrooms within the dwelling and there would therefore be no additional requirement for rear amenity space provision. Appendix 2 of the DMP LDD sets out that five-bedroom dwellings would require 126sqm of rear amenity space provision. The application site has an existing amenity space provision of approximately 69sqm, thus there is an existing shortfall.”

Officer report

What consultees and residents said

The parish council and residents objected over overlooking, design, roof mass, parking, disruption, drainage, wildlife and possible overdevelopment.

“Overbearing/out of character – hip to gable roof alteration creates a large gable end and increased bulk next to 103, harming outlook and cohesive roofline/character of the Byewaters terrace. TRDC guidance discourages hip to gable where it unbalances a uniform group. Combined massing of roof alteration plus rear extension is disproportionate and visually intrusive.”

“National Grid – [No response received] 5.3 Croxley Green Parish Council - The parish council objects and requests call-in for decision by committee if the officer is minded to approve. The proposal is contrary to the design principles of the Byewaters Estate and the Neighbourhood Plan. The proposed loft extension is overlooking, overbearing and has an adverse effect on the street scene. The loft won't be high enough to stand upright.”

Officer report

Who spoke at the meeting

A local resident spoke against the application, followed by a parish councillor speaking for Croxley Green Parish Council.

What members discussed

Members discussed other applications, possible overdevelopment, garage conversion, privacy, parking, multiple occupancy and additional restrictions on future development.

“In light of the points raised by speakers about other applications at the site, a Committee Member recommended that permitted development rights for extensions, roof extensions and outbuildings be removed in order to prevent over-development.”

“A Committee Member endorsed the concerns of the public speaker in relation to the potential change of use facilitated by the conversion of the garage to living space and the potential impacts on the streetscene, character and parking in the area. It was therefore recommended that permitted development rights to convert from C3 to C4 land use class be removed by condition. This was supported by other committee members.”

Minutes

How members voted

The motion to approve with additional restrictions was carried by 10 votes to 1, with 1 abstention.

“Councillor Cooper moved, and Councillor Drury seconded, that planning permission be granted subject to conditions with an additional condition removing permitted development rights to convert from use class C3 to C4 and removing permitted development rights for extensions, roof extensions and outbuildings.”

“On being put to the vote this was carried, the voting being 10 for, 1 against and 1 abstention.”

Minutes

The committee’s decision

Planning permission was granted subject to conditions restricting conversion from C3 to C4 and further extensions, roof extensions and outbuildings.

“RESOLVED: that planning permission be granted subject to conditions with an additional condition removing permitted development rights to convert from use class C3 to C4 and removing permitted development rights for extensions, roof extensions and outbuildings.”

Minutes