Agenda item

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

The report of the Executive Director (Public Protection, Planning and Governance) setting out the application which sought full planning permission for the sub-division of the site and the erection of a 3 bedroom two-storey dwelling to the rear of No. 26 Great North Road, with associated parking.  The dwelling was to be sited to the rear of the existing semi-detached dwelling and be orientated to Oaklea.

Site Description

The application location lies northwest of the town centre of Welwyn Garden City in the village settlement of Oaklands and Mardley Heath. The site comprised of a semi-detached house set within a good sized plot (approximately 974sqm) orientated to Great North Road, and was setback approximately 22m from the highway. The topography of the site sloped from the rear to the front (northwest to southeast) towards the highway and contained mature vegetation to the rear and front of the site. Immediately to the rear of the site was Oaklea a residential street.

The Proposal

Planning permission was being sought for the sub-division of the site and erection of a 3 bedroom two-storey dwelling to the rear of No 26 Great North Road, with associated parking.  The dwelling was to be sited to the rear of the existing semi-detached dwelling and be orientated to Oaklea.  The dwelling would be L-shaped with uncovered car parking space to the north-western corner of the site and rear decking.  The ground floor of the proposed dwelling was to be approximately 62.1m² and the first floor approximately 65.4m² equating to a total floor area of 127.5sq.m and a footprint of approximately 76m². Whilst the previously refused scheme involved the removal of an existing greenhouse and approximately 4 mature trees and associated shrubbery, these have since been removed and the application site cleared with some shrubbery retained along the boundaries. Vehicle and pedestrian access was to be gained from Oaklea. The existing dwelling and proposed dwelling would be divided by a 2.4m high (fence) wall allowing approximately 197m² of private garden area for the proposed dwelling and the remainder (approximately 253m²) to be associated with No. 26 Great North Road.

The new dwelling would host a pitched roof with side facing hipped and gable ends. The new L-shaped dwelling would host a wide and shallow footprint, with street level appearance measuring approximately 5.35m in depth and 9.25m in width. The siting of the dwelling on the divided plot was such that it would sit nearer to the boundary shared with 24 Great North Road than the boundary shared with 1A Oaklea, but was broadly sited centrally within the plot. The site would retain space to side for car parking and would host private rear and side gardens.

Reason for Committee Consideration

This application was presented to the Development Management Committee because Welwyn Parish Council has objected to the application.

Mrs Stedham (Applicant) spoke in support of the application.

Mr Collins (Objector) spoke against the application.

Welwyn Hatfield Borough Councillor Tony Kingsbury spoke against the application.

Members expressed the following concerns during the discussion which ensued:-

•              The proposed development would result in overdevelopment of the site.

•              The proposal had received a number of objections in respect of privacy impacts on neighbouring property.

•              Concern was also expressed regarding the loss of grass verge and established vegetation would have a detrimental impact on the area.

•              The proposal raised concern regarding vehicular access, flow and safety in the section of the road and also the access via the lay-by.

•              The parking was an issue when properties had visitors and they have been forced to use the lay-by for parking, which in return can cause a problem for vehicles to pass.

It was then moved by Councillor J.Beckerman and seconded by Councillor A.Chesterman that planning permission be agreed.

This was lost (4 voting for, 10 against, 1 abstention).

Following discussion by Members the amendment (as listed below points 1 and 2) being agreed, it was then moved by Councillor F.Thompson and seconded by Councillor N.Pace

RESOLVED:

(11 voting for, 3 against, 1 abstention)

That notwithstanding the Officer’s recommendation for approval the application 6/2016/1980/FULL was overturned and refused for the following reasons:-

1.         The proposal would result in overdevelopment of the site out of character with and appearance of the area by reason of its bulk, form and design.  The proposal is therefore contrary to policies D1 and D2 of the Welwyn Hatfield District Plan 2005, Supplementary Design Guidance 2005 (Statement of Council Policy) and Paragraphs 53 and 64 of the National Planning Policy Framework 2012.

2.         The proposal by reason of its siting and design would result in overlooking of the adjoining dwelling at 1a Oakleigh in addition to the proposed dwelling’s private rear garden being overlooked by 1a Oakleigh.  The proposal therefore would result in a poor form of design contrary to policy D1 of the Welwyn Hatfield District Plan 2005, Supplementary Design Guidance 2005 (Statement of Council Policy) and Paragraph 53 of the National Planning Policy Framework 2012.

POSITIVE AND PROACTIVE STATEMENT

The decision has been made taking into account, where practicable and appropriate the requirements of paragraphs 186-187 of the National Planning Policy Framework and material planning considerations do not justify a decision contrary to the development plan (see Officer’s report which can be viewed on the Council's website or inspected at these offices).

Refused Drawing Numbers