Agenda item

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, with only the parapets raised to allow for the installation of a warm flat roof on both sides. A designed landscape plan has been prepared which will be implemented to address the issues raised by the residents. Approval of the plan will enable the repair and refurbishment works to commence so that the property can be brought back up to the standard the location deserves.

Michelle MacDonald, objector, spoke against the application.

She noted that the revised plans with measurements were uploaded to the portal without notification being sent to consultees. The main concern is that the house is disproportionate in relation to surrounding houses and significantly impacts privacy. 21 Barleycroft sits at a higher elevation than neighbouring properties and it is concerning that the officer’s report suggests it is unlikely for any adverse impact on the streetscene or wider area to result from this proposal. Relocating the proposed dormer windows to the front of the property would alleviate the significant privacy issues raised by consultees.

The stated remedial action regarding the landscaping will take many decades to reach the required maturity, height, width and foliage to replace what was destroyed. We strongly ask for conditions to be added to the planning application that mature trees and foliage be implemented with immediate effect.

Councillor Fiona Thomson, Ward Member, spoke regarding the application.

This application follows the unauthorised removal in April last year, of a mature belt of trees and vegetation from the rear garden of 21 Barleycroft, which has resulted in significant overlooking and a complete lack of privacy to any neighbouring properties. This has caused great upset to neighbours on all sides. The site is elevated compared to neighbouring properties so without screening, the residents are significantly overlooked and that will worsen if approval is given to the scheme as it currently stands. Many properties along Barleycroft have been extended over the years but several aspects of this application cause concern.

Given the raised elevation of the site and the current lack of privacy to the neighbouring properties, dormer windows would result in a further and unacceptable loss of privacy for residents of neighbouring properties. To mitigate, against further overlooking, velux windows would be a compromise; enabling the loft conversion without any further loss of privacy to neighbours. Secondly, the removal of the mature trees and landscaping has had a significant impact on neighbours, amenity and privacy. However, the current condition recommends planting starts at occupation. This is too late. I urge the Committee to alter condition 7 so that planting takes place at the start of development, if not before. The landscaping scheme currently proposes small garden fruit trees 20 foot max to replace the 100 year-old trees, many of which were higher than surrounding houses. I would request the Committee apply a condition that trees of at least 5 metres in height are planted.

Parking is restricted on Barleycroft, and the applicant has not included any extension to the front garden hardstand. As such, there is only room for two cars to park in tandem. Given the restrictions on the road, it is plausible that cars could be driven through the garage because there are rear garage doors proposed to the back garden, which would have an impact or detrimental impact to neighbours amenity. Without a condition it would be impossible to stop this from happening, and I would urge the committee to give this significant consideration. The applicant could submit a further application to remodel the front garden to allow additional parking, in line with EMS principles. Welwyn. Garden City is world-renowned, and those of us who live here are its custodians. People choose to live here because it's green, it's leafy, it’s attractive. Residents should be mindful of the character and amenity of the area when considering any development. We need to preserve it and protect it for existing neighbours and for future generations.

Members discussed the application, with officers clarifying various points where required.

It was clarified that the parking ratio for four-bedroom and above should be three spaces but the interim policy states that applications should be considered on a case-by-case basis.

It was noted that there is no requirement under conservation policies to compare the numerical amount of built form; more about the visual impact in the context of neighbouring properties and the street scene.

The Estate Management Scheme is a separate scheme and consideration would be carried out separately regarding any proposal to tarmac a larger driveway under those policies.

The application does not propose that vehicles will be parked in the rear garden. However, there is limited scope through the planning process to prevent this regardless.

Officers confirmed that planning judgement has been applied regarding the distances between the neighbouring dwellings and in planning terms the distance is acceptable.

An additional condition was discussed to require a scheme of rear boundary landscaping being done prior to any development above ground level.

Following discussion, it was proposed by Councillor A. Hellyer and seconded by Councillor D. Panter to approve the application with the additional condition as discussed included.

            RESOLVED:

            (13 in favour, 0 against)

That planning permission be approved subject to the conditions set out in the report, and with the additional condition added as discussed.

Additional condition as agreed by planning officers and Chair:

Notwithstanding the details in the submitted Landscape Design Booklet and Planting Plan (drawing ref: DR.001), no above ground level development shall take place until a detailed scheme of planting for the rear boundary of the property has been submitted to and approved in writing by the Local Planning Authority. The approved planting scheme for the rear boundary shall be implemented in full prior to any construction taking place at first floor level or above. Any plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. All landscape works shall be carried out in accordance with the guidance contained in British Standards 8545: 2014.

REASON: In the interest of the amenity value of the development, and the amenity of neighbouring occupiers, in accordance with Policies D1, D2 and D8 of the Welwyn Hatfield District Plan 2005 and the National Planning Policy Framework.