Agenda and minutes

To note any substitution of Committee Members made in accordance with Council Procedure Rules.

The following substitution of Committee Members had been made in accordance with Council Procedure Rules:

Councillor S. Thusu for Councillor D. Richardson.

Councillor T. Travell for Councillor C. Juggins.

Apologies of absence were received from Councillors D. Richardson and C. Juggins.

To confirm as a correct record the Minutes of the meeting held on 20 October 2022 (previously circulated).

The minutes of the meeting held on 20 October 2022 were approved as a correct record.

To note declarations of Members’ disclosable pecuniary interests, non-disclosable pecuniary interests and non-pecuniary interests in respect of items on the agenda.

Councillor R. Trigg declared an interest in Item 6 of the agenda as he is the applicant. It was noted that he will recuse himself for that item.

Councillor T. Travell declared an interest in Item 7 of the agenda as she is a member of the Planning Committee at North Mimms Parish Council. It was noted that she will recuse herself for that item.

Councillor S. Thusu declared a non-pecuniary interest in items on the agenda as appropriate by virtue of being a Member of Hertfordshire County Council.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning) on the erection of a proposed new bungalow and associated infrastructure.

This application is presented to Development Management Committee because the applicant is a member of the Borough Council.

The application site comprises part of the rear garden of No. 8 Tanglewood which is a detached bungalow that benefits from a larger than average plot in the area. Tanglewood comprises detached properties that are sited fairly centrally in their plots and feature different architectural styles and materials. The site itself is well screened by trees, vegetation, and fences at boundaries.

The proposal seeks to subdivide the plot and erect a new bungalow with a car port. The development would be accessed by an existing vehicle crossover which will be reinstated.

In this instance there were no representations received from neighbours or the Parish Council. The site is located within the settlement of Oaklands in Welwyn within an established residential area. The site is within reasonable walking distance (around 650 metres) of a small range of local shops, there is also a bus route approximately 800 metres away, so it is therefore considered to be situated in a reasonably sustainable location.

The proposed dwelling would be single storey in height and comprise of a simple hipped roof, with modest front projection, which reflects the character of the area. The dwelling would be sufficiently set back from the parent building and from the road, and therefore it would not appear unduly prominent in the streetscene. Subject to a condition requiring further details of external materials, it is considered that the development would represent an acceptable standard of design.

In terms of layout, although the introduction of another property would reduce the spacing on site to proportion of amenity space, the built form would not result in a cramped form of development. The proposed site area would be smaller than that of the immediately adjoining bungalows, however, it would be larger than that of the terraced properties approved in 2015 along Turpins Chase. The proposal would therefore not be considered out of keeping with other plots in the locality.

The proposed floor space would exceed the space standards for a 2-bed dwelling, and the proposed garden area would be sufficient in size to meet the needs of the future occupiers. A 1.8-metre-tall, boarded fence will be provided to afford additional privacy between the dwellings, which can be secured by condition.

There will be space within the car port and driveway for the parking of two vehicles, which is sufficient for the size of the development. No concerns were raised by Highways to the proposed access arrangement or visibility splays.

The proposal would result in the loss of two trees and some hedging, however none of them are protected by TPO, and the Tree Officer considers that the loss could be mitigated by replanting which can be secured by condition. Given the site's location within an established residential garden, ecology did not consider there to be any significant  ...  view the full minutes text for item 38.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning) seeking full permission for the erection of a detached two storey dwelling including a vehicular cross-over.

Councillor Paul Zukowskyj has called-in the application because it is

considered to be in a sensitive location and has generated significant public concerns.

The application site comprises land that was previously the rear garden of No. 35 Skimpans Close. The site is accessed from Booths Close. The site is bounded to the south by the rear garden of No. 35 Skimpans Close. To the east lies the rear garden of No. 37 Skimpans Close. To the west is No. 20 Booths Close which is a two-storey detached property. There is an electricity substation to the north-east of the site. Opposite the site is a row four of two storey terraced properties.

This application is a resubmission following the refusal of a similar planning application at the 28 July 2022 Development Management Committee. The previous application was refused by DMC for the following reasons:

1.         The proposed development would result in overdevelopment

2.         The site will be an unduly cramped site contrary to D1 and D2

3.         The third bedroom did not meet the nationally described space standards

This application overcomes reason 3 for refusal only. The size of the third bedroom has been increased and now meets the standard bedroom size requirements set out in the NDSS.

The proposed new dwelling was considered to be acceptable in this location under application 6/2022/0685/FULL.

The proposal comprises of a pitched roof dwelling consisting of brickwork and aluminium finishing for the windows and doors. Although the proposed types of external materials would be acceptable, the colours have not been specified.

The surrounding area has a mix of house types and varying plot sizes. The adjoining property at No. 20 Booths Close is a two-storey detached. The row of terraced two storey dwellings directly opposite the site feature pitched roofs and red brickwork.

Overall, the height, scale, layout, design and appearance of the proposed development, would adequately respect and relate to the overall character of the area. The new plot size would be comparable to others nearby. 

Overall, the proposal would have an acceptable standard of design, and would comply with local and national policies.

With regards to No 20 Booths Close, there are no first-floor windows on the west elevation, therefore there would be no overlooking or loss of privacy to No. 20 Booths Close. Due to the separation distance between the application site and No. 20 Booths Close and the fact that No. 20’s side elevation is east facing and receives daylight most of the day, it is considered that the proposal would not impact this adjoining property in terms of loss of light.

The proposed first floor side (east) elevation window would have an overlooking impact on occupiers of No. 37 Skimpans Close. Given that this a landing window, it is considered reasonable and appropriate to require it to be obscure glazed in order to maintain the privacy of  ...  view the full minutes text for item 39.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning) on the erection of a single storey rear extension and single storey front extension to replace existing porch with alterations to the existing front extension, removal of the secondary rear chimney and re-roofing of the entire pitched roof.

This application is presented to the Development Management Committee because the applicant is a Member of the Borough Council. No objections or call ins have been received, therefore this is the only reason the application is being presented to the committee for a decision.

No objections have been received from any neighbouring property.  The application was advertised by press advent and by site notice due to being in a Conservation Area. 

The proposed rear extension would measure approximately 3m in height and 1.5m in depth and consist of aluminium framed sliding doors, two skylights and a window within the side elevation. The proposed rear extension would not be visible within Attimore Road.  It is not considered that the extension and associated development would be overly prominent being a single storey extension and as such would not be a detrimental feature.

The front extension would infill the section between the existing front extension and porch, which will be replaced.

Giving consideration to the separation distances between the proposed extensions and the neighbouring properties and the limited depth of the extensions, it is considered that the development would not have an unreasonable impact on neighbouring amenity. The proposal would also complement the style of the existing property.

In summary the proposal complies with local and national policies. It is therefore recommended the application is approved by the committee subject to a condition to ensure the materials match the existing dwelling in colour and texture.

Fiona Thomson, Applicant, submitted the following statement (not present at meeting so statement read by officer):

Thank you for considering our application which has been recommended for approval by officers and has received no objections.

We are proposing two modest single storey extensions - one to the rear (approx 1.3m in depth by 7m in width), and one infill extension to the front to replace the existing draughty porch, with alterations to the existing front extension. Neither would be overly prominent.

The existing roof requires work to address water damage issues. Re -tiling of the roof and removal of the secondary chimney would improve insulation and energy efficiency in our home. We would look to use materials which respect and preserve the character of the WGC Conservation Area.

Members discussed the application and a summary of the main points raised are shown below:

There will be a loss of a chimney, but this is the middle chimney. This does not impact on the character and appearance of the property.

There is a flat roof to the front, but there's no objections from the conservation officer and it's considered acceptable in the context of the area.

Following discussion, it was proposed by Councillor P. Shah and seconded by Councillor J. Broach to approve the  ...  view the full minutes text for item 40.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning) on the redevelopment of Salisbury Square.

This application is presented to the Development Management Committee because the Council has a land ownership interest in the application site. The proposal is for the partial redevelopment of Salisbury Square in Old Hatfield, following the demolition of the existing 1970s shopping parade and maisonettes above.

It is notable that the site lies entirely within the Old Hatfield conservation area and many surrounding buildings of historical interest, including several listed buildings.

The proposed scheme would include the erection of a terrace of 5 dwellings and a central building which comprises a retail unit and 11 commercial units and 3 flats. The scheme would reconfigure the existing parking arrangement to include a shared surface area, alongside the retained, existing open space and soft landscaping which lies outside of the application site.

It’s notable that planning permission was granted in 2013 for a similar scheme, albeit a larger scale of development, however, this scheme has not progressed on grounds of economic viability. Nevertheless, the principle of demolishing the existing buildings and redeveloping the site has previously been accepted with the loss of the existing buildings not considered to be harmful to the significance of the conservation area. The proposed new building would be three storeys in height and comparable to existing buildings which front on Salisbury Square.

On the ground floor, the proposed building would be characterised by traditional timber shop frontages and would be used as retail and commercial units. Traditional materials are offset against high quality contemporary cladding in the link element which provides a sense of architectural evolution within the historic environment. The proposed terrace houses would face the existing terrace of similar design on the opposite side of Arm and Sword Lane.

Overall, the proposals would not harm the significance of any nearby listed buildings. The long views from Hatfield House will be preserved. Subject to the recommended conditions, the proposals are considered to enhance the character and appearance of the conservation area and preserve the special interest of listed buildings, in line with Sections 72 and 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and Chapter 16 the NPPF..

Late representations have been circulated, and section 8 of the report summarises the representations received prior to publication. In total 12 representations have been received comprising four objections, together with six comments and two responses in support of the proposal. No objections remain outstanding from consultees and Hatfield Town Council strongly support the application.

Officers drew Members' attention to an error in the report at paragraph 11.42 and 11.43 regarding access to Hatfield Park. It was clarified that since publication, the applicant has noted that tenants of Gascoigne Estates are entitled to access are park free of charge, but residents of the parish of Bishop's Hatfield can apply to become a member, however there is a charge for this. Nevertheless, officers are satisfied that the proposal provides suitable access to either private or  ...  view the full minutes text for item 41.

Report of the Assistant Director (Planning) on Appeal Decisions 07/10/2022 to 18/11/2022.

Report of the Assistant Director (Planning) detailing recent appeal decisions for the period 7 October to 18 November 2022.

Officers commented on the three appeal decisions below:

Two of the decisions are where the Planning Inspectorate have supported the design policies, the other one was for the dismissal of an appeal against an application for a house in multiple occupation. This was a case where it exceeded the 20% under the Council's Houses in multiple occupation Supplementary Planning document for Hatfield where there is an article 4 direction in force. He felt that it would also lead to what he called a ‘degradation in the area’. There were also issues of parking which he found that it had inadequate parking, so again, this was one that supported the Council's policies and its supplementary planning document.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning) providing the Committee with a summary of planning applications that may be presented to DMC in future.

            RESOLVED:

That future planning applications which might be considered by the Committee be noted.

The chair noted that this is D. Lawrence’s last DMC meeting. The chair said thank you for the support he has provided. D. Lawrence thanked the chair and members of the panel. He noted that his time at Welwyn Hatfield has been extremely enjoyable, and that he will be moving on to Maldon District Council in a similar role.