Agenda and minutes

Development Management Committee
Thursday 20th June 2019 7.30 pm

Venue: Council Chamber, Council Offices, The Campus, Welwyn Garden City, Herts, AL8 6AE

Contact: Graham Sea; 

Items
No. Item

13.

MINUTES

To confirm as a correct record the Minutes of the meeting held on 21 May 2019 (circulated separately).

Minutes:

The Minutes of the meeting held on 21 May 2019 were approved as a correct record and signed by the Chairman.

14.

DECLARATIONS OF INTEREST BY MEMBERS

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

Minutes:

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

15.

111 THE RYDE, HATFIELD, AL9 5DP - 6/2018/2129/FULL - RETROSPECTIVE CHANGE OF USE FROM SINGLE DWELLING (USE CLASS C3) TO SMALL HMO FOR UP TO SIX OCCUPANTS (USE CLASS C4) pdf icon PDF 442 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) on an application for retrospective planning permission for the change of use from single dwelling (use class C3) to small house in multiple occupation (HMO) for up to six occupants (use Class C4).

 

A planning application for a change of use to a large house in multiple occupation at this address was submitted and considered by the Committee on 1 February 2018.  The application was refused due to the inaccessibility of the proposed parking area from the public highway and the change in the nature of the use of the property which failed to demonstrate a high standard of design, or to respect the character and context of the surrounding area.  The current application sought to address the previous reasons for refusal.

 

The building was currently in use as a HMO.  It had been converted and contained four bedsits with en-suite kitchenettes and bathrooms, two individual bedrooms, a shared bathroom, a shared kitchen and a shared lounge/diner.

 

The application was presented to the Committee because it has been called in by former Councillor C.Gillett for the following reason:

 

“The main reason for calling this in is the lack of parking in line with policy and I draw the officers’ attention to the actual crossover and depth of in-curtilage as opposed to that drawn on the architect’s submission.  Parking of 5.25 cars would be required as a minimum and using the cross-over only gives space for three.  Also the depth of the in-curtilage is 5.3m and not 6m as stated.”

 

R.Guy (Objector) spoke against the application saying there were flaws in the application and referring to the high number of objections in respect of not maintaining the character of the area and the adverse effect on the community.

 

Hatfield Town Councillor C.Juggins spoke against the application presenting the Town Council’s objection on the grounds of insufficient parking, cramped development and insufficient welfare amenities for the number of occupants.

 

Borough Ward Councillor E.Boulton spoke against the application on the grounds of upholding an effective planning policy and failure to meet key criteria and omission of design features such as front soft landscaping, flood risk and the required parking not being possible to achieve.

 

Late representations had been circulated against the application.

 

Following discussion, it was proposed and seconded by Councillors J.Broach and P.Hebden and

 

RESOLVED:

(UNANIMOUS)

 

That, notwithstanding the Officer recommendation for approval, planning permission be refused for the following reasons:-

 

(1)     Due to the location of the proposed car parking spaces in close proximity to habitable rooms and the inadequate size of the proposed shared kitchen, the proposal would fail to comply with the requirements of policies HMO2 and HMO5 of the Welwyn Hatfield Borough Council Houses in Multiple Occupation Supplementary Planning Document 2012.

 

(2)     The proposed use fails to demonstrate a high standard of design, or to respect the character and context of the surrounding area contrary to the requirements of policies D1 and D2 of the  ...  view the full minutes text for item 15.

16.

151 CAMPION ROAD, HATFIELD, AL10 9FL - 6/2019/0455/FULL - CHANGE OF USE FROM SINGLE DWELLING (USE CLASS C3) TO SMALL HMO FOR UP TO SIX OCCUPANTS (USE CLASS C4) pdf icon PDF 389 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) on a change of use from single dwelling (use class C3) to small HMO for up to six occupants (use class C4).

 

The application site comprised a two storey link-detached dwelling contained as part of a L-shaped cul-de-sac of properties on the southern end of Campion Road, close to its junction with Hatfield Avenue.  The dwelling was orientated in such a way that its principal elevation fronted Campion Road rather than the common cul-de-sac access.

 

The surrounding area was characterised with predominately terraced and semi-detached dwellings and flats of similar design and varying size.  The application dwelling was one of the larger dwellings within this overarching housing development.

 

Since the application was submitted, alterations had been made to the internal layout and amended floorplans had been submitted. The amended floorplans, received on 3 April 2019, included the:

 

      removal of the cycle storage unit adjacent to Campion Road,

      a washbasin was now shown within the bathroom which was adjacent to the kitchen and

      the plans for the kitchen now included a fridge, a freezer, washer and a drawer.

 

The application was presented to the Committee because Hatfield Town Council had called it in as follows:-

 

“In accordance with the Amenity Standards for Licensable and Non-licensable Houses in Multiple Occupation (December 2015) the proposed kitchen will not meet the required standard as it fails to provide sufficient work space, indicates only on a single sink bowl, provides insufficient fridge/freezer space and does not have sufficient oven and hob provision. The plans show a toilet without hand washing facilities. Members question the means of escape from the loft room in case of fire.”

 

Hatfield Town Councillor M.Eames-Petersen spoke against the application presenting the Town Council’s objection on the grounds of overdevelopment, parking and the adverse impact on other houses.

 

Following discussion, it was proposed and seconded by Councillors S.Kasumu and S.Elam and

 

RESOLVED:

(9 voting FOR and 4 AGAINST)

 

That planning permission be approved subject to the following conditions:

 

1.      The building must not be occupied as a House in Multiple Occupation until the area set aside for car parking has been provided in accordance with drawing number 151/2c for three cars to be parked.  The car parking spaces must be retained permanently thereafter for car parking and must not be used for any other purpose.

 

REASON:   To ensure that the spaces are provided prior to occupation of the building as a House in Multiple Occupation in the interests of highway safety in accordance with criterion HMO2 of the Houses in Multiple Occupation Supplementary Planning Document 2012 and the National Planning Policy Framework 2019.

 

2.      The building shall not be occupied as a House in Multiple Occupation until the cycle storage unit is constructed in accordance with plan 151/2c and in the location shown within plan 151/2c. The bicycle parking shall be retained in that form thereafter.

 

REASON:   To ensure that there is adequate bicycle storage provision, encouraging  ...  view the full minutes text for item 16.

17.

16 ROE GREEN CLOSE, HATFIELD, AL10 9PE - 6/2018/3170/HOUSE - ERECTION OF SINGLE STOREY FRONT AND SIDE EXTENSION AND PART SINGLE, PART TWO STOREY REAR EXTENSION pdf icon PDF 377 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) on the erection of a single storey front and side extension and part single, part two storey rear extension.

 

The application site was located on the south east side of Roe Green Close which formed a wider residential loop of properties. The application property was one of a row of similar link detached two storey dwellings in a staggered formation.

 

The site comprised a two storey four bedroomed link-detached dwelling with an attached garage and utility room and benefited from front and rear gardens with on-site car parking for two cars.

 

The single storey front extension would project approximately 1.2 metres in depth across the width of the dwelling with a flat roof approximately 2.7 metres in height. To the side it was proposed to extend behind the existing utility room by approximately 5.6 metres in depth close to the shared boundary with No.14 Roe Green Close. This addition would feature a flat roof design at a maximum approximate height of 2.3 metres. To the rear, a part single, part two storey extension was proposed across the width of the dwelling projecting approximately 4 metres in depth at first floor and an additional 1.2 metres at ground floor. The extension would continue the ridge height and hipped roof design of the existing dwelling.

 

The property would increase from a 4-bedroom dwelling to a 5-bedroom dwelling. The existing vehicle access and on-site car parking provision would remain unchanged.

 

The application was presented to the Committee because Hatfield Town Council had submitted a major objection as follows:-

 

“The size and bulk of the cumulative effect of all the extensions is not acceptable as it doubles the footprint of the property. Members acknowledge the concerns of neighbouring properties”.

 

D.Cummings (Objector) spoke against the application on behalf of the neighbours as it was not in keeping and would have a detrimental effect on neighbours being a very large extension.

 

Hatfield Town Councillor M.Eames-Petersen spoke against the application presenting the Town Council’s objection on the grounds of bulk and the cumulative effect of the extension of the house which doubled the footprint of the property and changed the nature of the area.

 

Following discussion, it was proposed and seconded by Councillors J.Broach and P.Shah and

 

RESOLVED:

(10 voting FOR and 3 AGANIST)

 

That, notwithstanding the Officer recommendation for approval, planning permission be refused for the following reason:-

 

By virtue of the increased footprint the resulting proposal would be out of keeping with the character and appearance of the area and would have an overbearing impact on neighbouring occupiers contrary to the requirements of policies D1 and D2 of the Welwyn Hatfield District Plan 2005.

18.

APPEAL DECISIONS pdf icon PDF 112 KB

Report of the Corporate Director (Public Protection, Planning and Governance)/

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) detailing recent appeal decisions for the period 6 May 2019 to 9 June 2019.

 

Members commented on the importance of the decision to dismiss the appeal in respect of Blue Moon Paddock, Woodfield Lane, Brookmans Park and expressed concern at the decision to allow the appeal in respect of 14-16 Bishops Rise, Hatfield, particularly in respect of space standards.

 

RESOLVED:

 

That appeal decisions during the period 6 May 2019 to 9 June 2019 be noted.

19.

PLANNING UPDATE - FUTURE PLANNING APPLICATIONS pdf icon PDF 198 KB

Report of the Corporate Director (Public Protection, Planning and Governance).

Additional documents:

Minutes:

Report of the Corporate Director (Public Protection, Planning and Governance) providing Members with a summary of planning applications that might be presented to the Committee over the next one or two months.  Members noted that if the call-in or application was withdrawn, the item would not be presented to Committee.

 

RESOLVED:

 

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