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 erection of a porch extension and conversion of the resultant building into two self-contained flats each with 2 bedrooms.

Site Description

The application site was situated on the western side of Holly Close and accommodates a mid-terrace dwelling with front and rear gardens.  The surrounding area and street scene were residential in character and contained dwellings similar in respect of both size and appearance.  The property was one of a group of dwellings which formed part of an originally planned residential area of Hatfield Town dating from the 1950s.

A small one bedroom dwelling (11a Holly Close) which adjoined the north side of the application property was erected following the grant of planning permission in 2004 under reference S6/2004/0330/FP.  The same application also included permission for a part two storey, part single storey rear extension to the application property to form a five bedroom dwelling.  Nos.11 and 11a share a vehicular access and a block paved area to the front of the property which provides off street parking for up to five cars.

The Proposal

Planning permission was sought for the erection of a porch extension and conversion of the resultant building into two self-contained flats each with 2 bedrooms.

Reason for Committee Consideration

The application is presented to Development Management Committee because Councillor James Broach has called it in for the following reason:

“The loss of a family style home in this part of town would set an extremely dangerous precedent, by virtue of it being of a completely different style of accommodation to the surrounding area (i.e. a set of flats in an area otherwise surrounded by family houses and HMOs).

Furthermore, there are already extremely well documented traffic issues in this area and particularly on this street. On several occasions Serco have not been able to get their bin lorries down this road and/or the surrounding areas despite switching to a smaller lorry. Indeed just last year, an ambulance was unable to reach a patient due to the traffic issues in this area.

Both the construction traffic, and any additional traffic the proposed development may generate, could only exacerbate this.

I note that a similar application in High Dells was refused just recently under delegated powers. I urge the same decision to be made in this case.”

Dr F. Mahmmud (Applicant) spoke in support of the application.

Members expressed the following concerns during the discussion which ensued:

•              Concerns were expressed regarding the history of the site and the use of the eight bedroom House in Multiple Occupation (HMO); also the current use and lettings of the rooms.

•              Would it possible to return the application site to its previous use as a dwelling housing as use Class C3 with six bedrooms?

•              The impact on the existing parking issues in the area and the number of parking spaces available on site.

•              The proposal would constitute a reduction in the number of bedrooms when converted into two flats.

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

This was lost (7 voting for, 8 against).

It was then moved by Councillor P.Zukowskyj seconded by Councillor P.Shah, that the application for the erection of a porch extension and conversion of the resultant building into two self-contained flats each with 2 bedrooms be  refused against Officers recommendation on the grounds of overdevelopment of the site and not within keeping of the character of the street scene and

RESOLVED:

(8 voting for and 7 against)

Reason for refusal:

1.            The proposed alterations to the porch would result in overdevelopment of the site, out of keeping with the character of the area contrary to policies D1 and D2 of the Welwyn Hatfield District Plan 2005 and Supplementary Design Guidance 2005 (Statement of Council Policy).

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 –