One two-bedroom home at 63 Lower Paddock Road, Watford

The site and surroundings

The site is garden land behind 63 Lower Paddock Road, near Avenue Terrace, Bushey Railway Station and Watford Town Centre, within the Oxhey Conservation Area.

“The site is currently garden area to the rear (south west) of 63 Lower Paddock Road which backs onto the cul de sac of Avenue Terrace to the south west. The plot widens to include an area to the rear of 65 Lower Paddock Road.”

“To the south east of the site is the detached bungalow of 69 Lower Paddock Road which sits behind the main street of Victorian terraces. To the north west of the site is the rear garden of 61 Lower Paddock Road including its outbuilding immediately adjacent to the proposed development location.”

Officer report

Earlier planning history

An earlier two-bedroom scheme was refused, while permission was later granted for a single-bedroom home on the subdivided site.

“21/00720/FUL: Proposed subdivision of the site involving the erection of 1no. 2 bedroom family dwelling with separate access from Avenue Terrace, off road parking, associated amenity and landscaping. (AMENDED PLANS AND DESCRIPTION). Refused Planning Permission.”

“22/00518/FUL: Subdivision of the site involving the erection of 1 no. 1 bedroom unit with separate access from Avenue Terrace, off road parking, associated amenity and landscaping. Granted conditional planning permission.”

Officer report

Main planning issues

The assessment considered the home’s principle, design, conservation area, neighbours, living conditions, transport, trees, landscaping, biodiversity and infrastructure.

“The main issues to be considered in the determination of this application are:”

“(a) Principle of Residential Development (b) Scale, Design and Character and Appearance of the Area (c) Heritage Considerations (d) Impacts on Neighbouring Amenity (e) Quality of the Residential Accommodation (f) Servicing and Transport (g) Trees, Landscaping and Biodiversity (h) Financial Implications…”

Officer report

What consultees said

The highways authority raised no objection, the arboricultural officer had no concerns, and waste arrangements were specified.

“Name of Statutory Consultee / Other Organisation Comment Hertfordshire County Council (Highways Authority) HCC as Highway Authority has considered the proposal and concludes that it would not give rise to an unacceptable impact on the safety or operation of the surrounding highway. It raises no objections but recommends the inclusion of the above highway informative/advisory notes.”

“Name of Internal Consultee Comment Arboricultural Officer No concerns with the proposed works in relation to the ARB side of things, all paperwork is sufficient and supports all aspects of the works to support and protect the surrounding area and properties.”

Officer report

What residents said

Six objections raised concerns about the conservation area, overdevelopment, local services, neighbours’ light and privacy, parking, trees and construction disturbance.

“Local services are already stretched. The addition of an additional bedroom would not have a negative impact on the local infrastructure. Besides, the proposal seeks to add to the supply of homes in accordance with both national and local policy. Loss of light, outlook and privacy to neighbours’ homes and gardens.”

“The loss of trees in a Conservation Area can only be refused if the trees are of a value that warrants full protection under a TPO. The trees previously assessed under the Conservation Area tree works application were found not to be of a quality/value that would justify the creation of a new TPO. Three trees therefore already have the relevant consent for removal. The remaining…”

Officer report

Who spoke

A resident spoke about privacy, light to a shed, views between buildings and losing part of the garden.

What members discussed

Members considered whether the revised scheme caused enough additional harm compared with the already approved scheme to justify refusal.

“The Chair thanked the Development Management Lead and highlighted that as there was already an approved scheme this debate was about whether the new one was significant enough to change this.”

“The committee sympathised with [name withheld] but did not believe there was significant enough harm or difference to the original proposal to reject the application.”

Minutes

The committee vote

The committee approved the officer’s recommendation when the application was put to a vote.

“He then moved the committee to vote on the application.”

“On being put to the committee, the officer’s recommendation was approved.”

Minutes

The decision

Planning permission was granted subject to the listed conditions and informatives.

“That planning permission be granted subject to the conditions listed below:”

“Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any modification or re-enactment thereof), no development permitted under Schedule 2, Part 1, Classes A, B, C, D, E or F of the Order shall be carried out to the dwellings hereby approved without the prior written permission of the Local Planning Authority.”

Minutes

Conditions attached

The permission controls time limits, drawings, materials, trees, parking, bins, landscaping, cycle storage and permitted development rights.

“No part of the development shall be occupied until full details of both hard and soft landscaping works, including details of all existing trees to be retained, trees and soft landscaping to be planted, details of any changes to ground levels around the building, all pathways, all hard surfacing, amenity areas/paving and boundary treatments, have been submitted to and approved in writing by the Local Planning Authority.”

“No part of the development shall be occupied until details of the size, type, siting and finish of a cycle storage enclosure for the dwelling has been submitted to and approved in writing by the Local Planning Authority. The storage approved under this condition shall be installed and made available for use prior to the occupation of any part of the development and shall be retained at all times for cycle storage only and shall not be used for any other purpose.”

Minutes