Agenda and minutes

To note any substitutions 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:

Cllr Alastair Hellyer for Cllr Alastair Boulton

Cllr Sunny Thusu for Cllr Roger Trigg

Cllr Max Holloway for Cllr Jill Weston

Apologies of absence were received from Councillors J. Boulton, R. Trigg and

J. Weston.

To confirm as a correct record the Minutes of the meeting held on 1 December 2022 (previously circulated).

The minutes of the meeting held on 1 December 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 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 outline permission for the erection of one dwelling with all matters reserved.

This application was presented to the Development Management Committee as Northaw and Cuffley parish Council had submitted a Major Objection.

The application site is located within the Metropolitan Green Belt, and also within the village of Northaw. Vineyards Road is lined by residential properties to the south which taper away from the village centre, forming a pattern of ‘ribbon’ development

The application site is a private garden, belonging to Carramore House 50 Vineyards Road. The plot measures approximately 0.1865 hectares in area and is laid to lawn and contains a number of large mature trees.

The proposed dwelling would be situated between the residential plots of 48 (to the west) and Carramore House 50 Vineyards Road. No. 48 Vineyards Road is a two-storey detached dwelling and is separated from the application site by a dense, mature hedgerow. The land to the south of the site is open with vegetation and trees. To the north of the site, on the opposite side of the road is a protected woodland covered by a Tree Protection Order.

The application seeks outline planning permission for the erection of a detached house, with all matters reserved (layout, appearance, scale, landscaping and access) for future determination.

An illustrative layout, not forming part of the application, has indicated that the proposed dwelling would sit on a similar building line to its neighbours facing the street to form a continuous built-up frontage. The proposal would constitute limited infilling. It is considered that the proposal accords with the exception under paragraph 149 (e) of the NPPF and local policies and is not inappropriate development in the Green Belt.

Details of access to the new dwelling have not been confirmed but could be achieved either via the existing access, or by the formation of a new access. However, given this is an outline application, this is a matter which would be considered further at the reserved matters stage. The plot of land is considered to be of a sufficient size to accommodate adequate off-street parking.

Tim Waller, Applicant, spoke regarding the application.

He reiterated that the seeks to provide a family home with suitable sized private garden and sufficient parking. It would only use around a quarter of the very large garden belong to Carramore House in a gap within an otherwise built-up frontage within the village. He highlighted that the application accords with national policy relating to the Green Belt, being an infill plot within a village, and it's an appropriate form of development, it also accords with the relevant policy in the Councils emerging Local Plan. In fact, the officer’s report notes that this development would help to sustain local facilities, including the Primary School, which is both undersubscribed and located close to the site.

He clarified that despite suggestions that the oak tree at the site’s frontage would be removed, this would only be done if necessary  ...  view the full minutes text for item 49.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning) on the erection of replacement dwelling and cartlodge following demolition of all buildings / structures on site.

This application was presented to the Development Management Committee because North Mymms Parish Council have submitted a major objection.

This application seeks full planning permission for the erection of a two- storey dwelling following demolition of all buildings and structures on site. In addition to the dwelling, a four-bay cartlodge would be erected containing additional store.

The application site lies to the northwest of Dixons Hill Road and Dixons Hill Close and is accessed via a long track on the eastern corner. The site slopes towards the east and is rectangular in shape, measuring approximately 0.75 hectares.

The site lies within an area designated as countryside and is within the Mimmshall Valley Landscape Character Area and the Metropolitan Green Belt.

To the southeast of the site is a Grade II listed building, 47 Dixons Hill Close (list entry no. 1348174). Dating to the late eighteenth century, this is a two-storey red brick house with a hipped plain tile roof, end chimney stacks and a weatherboarded lean-to on the north eastern elevation.

The application site is surrounded by mature dense trees and currently contains a dwelling and a number of farm outbuildings all of which are in a poor state and negatively impact on the visual appearance of the area.

The application site has an established residential use and extant permission for a replacement single storey dwelling approved on 22 August 2017 under ref: S6/2014/2586/MA. The replacement single storey dwelling has commenced on site and therefore would be considered as the fall-back position.

Although the proposed dwelling would have an increase in height compared to any of the structures on site, there would be a substantial reduction in footprint, floor area and volume on site. The proposal is not considered to be materially larger than the dwelling and outbuildings it replaces. Therefore, the proposal would not have a greater impact on the openness of the Green Belt than the existing development and would meet the criteria (g) set out in NPPF paragraph 149.  The proposal would therefore constitute appropriate development in the Green Belt in accordance with local and national policies.

Subject to planning conditions and legal agreement, the proposal would represent an appropriate form of development within the Green Belt, be of good quality design, would not harm the rural character of the area. The proposed dwelling would be located some distance from adjoining premises, and would provide sufficient on-site parking and cycle storage. As such, complies with local and national policies and is recommended for approval.

Tom Stebbing, Agent, spoke regarding the application.

The architect’s brief was to propose a more beautiful, more sustainable dwelling that enhances the character of the landscape in which it sits. We were very conscious of the location in the greenbelt were grateful for the opportunity of using the Council's pre-app service before submitting this application. We have taken references from  ...  view the full minutes text for item 50.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning) on the erection of single-storey and two-storey extension with installation of rooflights and rear facing dormers to facilitate the conversion of the loft to a habitable space.

This application was presented to the Development Management Committee because it was called in by Councillor Gemma Moore citing sensitive and concerning planning issues as it is in a conservation area.

This application seeks planning permission for the erection of single-storey & two-storey extension with installation of rooflights and installation of rear facing dormers to facilitate the conversion of the loft to a habitable space. It is also proposed to increase in height of parapet walls and insert replacement windows/doors.

The part two storey, part single storey rear extension would measure approximately 13.1m in width on the ground floor and the first-floor element would have a width of approximately 10.5m. The two-storey element would measure approximately 3.7m in depth and would feature a crown roof, whilst the single storey element would be approximately 4.35m in depth and finished with a flat roof. The single storey side/rear extension would join onto the existing side projection at the east facing corner of the existing property. The proposed flat roof dormer windows would each measure approximately 1.5m in width by 1.79m in height, at a depth of around 2.1m. The existing parapet walls on both the eastern and western side projections are proposed to be raised from 2.75m to 3.25m.

Following concerns raised by the Conservation Officer, revised plans were submitted by the applicant. The changes include the stepping in from the flanks on the two-storey extension and the retention of the original chimneys (omission of previously proposed GRP replacements). It was also proposed to keep the original front garage door and utilise aluminium for the windows. The application dwelling is a 1920’s two storey detached property located on the southern side of Barleycroft Road within an established residential area. The site is wholly situated within the Welwyn Garden City Conservation Area and Estate Management scheme area.

Barleycroft is characterised with two-storey detached and semi-detached dwellings with a strong degree of design uniformity and a coherent character and appearance with respect to scale, design and materials. The properties and their associated garages are set with large spacious gaps between them at first floor level.  The properties are designed in a traditional manner however it is noted that many nearby properties on this residential street have been extended. The estate is characterised by substantial soft landscaping and trees.

A statement from the applicant, Nazeem Ishaque, was read by officers.

The first application was withdrawn following challenges raised by neighbours, changes have been made including stepping back the first-floor extension, stepping down the roofline, and reducing the size of the dormer windows.  Additionally, changes have been made to the design, including lowering the position of the rear dormer windows and stepping in the side of the extension and agreed to retain the chimneys. The changes to the front of the house are minimal,  ...  view the full minutes text for item 51.

Report of the Assistant Director (Planning) on Appeal Decisions 18/11/2022 to 31/12/2022.

Report of the Assistant Director (Planning) detailing recent appeal decisions for the period 18 November 2022 to 31 December 2022.

RESOLVED:

Members noted the content of the report.

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:

Members noted the content of the report.

Report of the Assistant Director (Planning).

Report of the Assistant Director (Planning) relating to the performance of the Development Management Service over a six-month period October to December 2022.

RESOLVED:

Members noted the content of the report.