Agenda and draft minutes

Apologies for absence were received from Councillor Harry Davies, who was substituted by Councillor Tom Smith, and from Councillor Abbas Merali.

To confirm as a correct record the minutes of the Planning Committee meeting held on 22 January 2026.

The minutes of the Planning Committee meeting held on 22 January 2026 were confirmed as a correct record and signed by the Chair.

Items of other business notified under Council Procedure Rule 30 to be announced, together with the special circumstances that justify their consideration as a matter of urgency. The Chair to rule on the admission of such items.

There were no items of urgent business.

To receive any declarations of interest.

The Liberal Democrat Group declared a non-pecuniary interest in agenda items 9 (18 Greenways, Abbots Langley), 10 (39-41 High Street, Abbots Langley) and 12 (10 Oak Green, Abbots Langley) as the agent is a member of the authority and a member of the Liberal Democrat Group.

Councillor Cooper stated, in relation to agenda item 8 (Three Rivers House, Northway, Rickmansworth), that the application was brought to the committee as a result of an enforcement complaint which he had made.  However, planning matters were separate to enforcement matters, and Councillor Cooper declared that he was considering the planning application with an open mind.

Demolition of existing dwelling and construction of detached building containing 5 residential flats, with associated landscaping, provision of new vehicular access, car parking, cycle and refuse storage at 80 The Drive, Rickmansworth.

Recommendation: that the decision be delegated to the Head of Regulatory Services to write to the Planning Inspectorate to confirm that in the absence of an appeal against non-determination, planning permission would have been refused for the reason set out at section 8 of the committee report.

The application was for demolition of existing dwelling and construction of detached building containing 5 residential flats, with associated landscaping, provision of new vehicular access, car parking, cycle and refuse storage at 80 The Drive, Rickmansworth.

The Planning Officer reported that one further objection had been received since the publication of the officer report.  This did not raise any further matters other than those which were already addressed in the report.

Those present in the public gallery were reminded by the Chair that as an appeal against non-determination had been made, the committee was not able to determine the application.  Instead, it would consider how it would have determined the application had the appeal against non-determination not been made.

A member of the public spoke against the application.

The agent spoke in favour of the application.

County Councillor Paula Hiscocks spoke on the application.

Parish Councillor Jon Bishop of Chorleywood Parish Council spoke on the application.

Comments made by speakers against the proposal included: the likely increase in traffic during and after the construction phase, and the impact of congestion and on-street parking on the nearby narrow residential roads which may in particular pose a safety risk to pupils of the adjacent primary school; insufficient parking provision and the likelihood of parking obstructions which may also prevent access by the emergency services;  difficulty of access for construction vehicles due to the steep slope of the road leading to the application site; lack of robustness of the parking survey due to the timings of when it was carried out; the proposal to build a block of flats in a road which comprised all single, detached dwellings would be out of character with the surrounding area contrary to the Chorleywood Neighbourhood Plan; the increase in the density would be dis-proportionate to the size of the site and would impact on its rural character; the distance of the site from public transport, open spaces, play areas and other services was contrary to Policy 5 of the Chorleywood Neighbourhood Plan; due to the variable gradients and the distance involved access on foot to bus stops and local shops would be challenging; the proposal involved the loss of eleven trees and two hedgerows which would impact biodiversity; concern about the ability of drainage and sewerage systems to cope with the increased density on the site; flooding issues and the risk of future flooding arising from the loss of vegetation; privacy and overlooking concerns; health risks to existing residents arising from noise and pollution; safeguarding concerns arising from the overlooking of the adjacent primary school playground affecting privacy and welfare; and the environmental impact of the demolition of an existing serviceable building.

Points made by speakers in favour of the application included: the British standard of a 20% maximum of hard surfacing was based on guidance.  The proposal would retain the functional integrity of the rooting environment of the protected trees due to the structural nature of the proposed hardstanding.  There would be no excavation within  ...  view the full minutes text for item PC93/25

Variation of Condition 2 (Plans) and 25 (Obscure Windows) pursuant to planning permission 22/1148/FUL to allow alterations to fenestration detailing, omission of terrace balconies, addition of AOV rooflights and submission of hard and soft landscaping details including landscape management at Beesons Yard, Bury Lane, Rickmansworth.

Recommendation: that planning permission is granted, subject to the completion of a Deed of Variation to a Section 106 Agreement pursuant to planning permission 22/1148/FUL dated 18 December 2023; securing an occupancy age restriction, affordable housing contribution, controls on parking permits, amendment to traffic regulation order and Waste Management Scheme, and planning conditions.

The application was for variation of Condition 2 (Plans) and 25 (Obscure Windows) pursuant to planning permission 22/1148/FUL to allow alterations to fenestration detailing, omission of terrace balconies, addition of AOV rooflights and submission of hard and soft landscaping details including landscape management at Beesons Yard, Bury Lane, Rickmansworth.

The Planning Officer reported that there were no updates but informed the Committee that the purpose-made obscure glazing to the Automatic Opening Vent (AOV) windows on the northern elevation facing Ebury Road had been fitted.

A local resident spoke against the application.

The agent spoke in favour of the application.

Parish Councillor Diana Barber of Batchworth Community Council spoke on the application.

Points raised by those speaking against the proposal included: the replacement of the glazing had not alleviated the detrimental impact on neighbouring outlook as the AOVs were highly reflective, significantly larger than had been approved, and the internal lighting represented a nuisance affecting neighbouring amenity; harm had been caused to biodiversity by the development through the loss of shrubs, hedging and vegetation and two further trees were likely to be lost due to a loss of trunk and branch protection and the impact of an excavation trench; residents had been subjected to significant disturbance due to a lack of enforcement, including of approved internal motion sensors, working times and light pollution; and the developer had shown disrespect to both local residents and the planning authority by failing to adhere to the terms of the planning permission previously granted.

Points raised by those speaking in favour of the proposal included: the proposed amendments were minor in nature and had largely arisen due to changes in other regulations, including building and health and safety regulations, which had been amended since the original planning application was submitted; in response to community concerns, a motion sensor had been installed to ensure that the internal corridors were not permanently lit; the glass in the AOV windows to the northern elevation corridor had been replaced with purpose made obscured glazing and would only mechanically tilt open in the event of a fire; and restrictors had been installed to the stairwell windows to limit the opening to 15mm.

In responding to the points raised by speakers, the Planning Officer acknowledged that the site was constrained and that there had been a number of planning breaches, including some which had led to the application which was now before the Committee.  Further matters remained to be resolved separately, including the external lighting within the car park and landscaping.  Officers were working with the applicant to resolve these.

The Planning Officer reported that the replacement of the obscure film previously used on the northern elevation windows with purpose-made obscured glass at the highest level of obscurity was considered to have addressed the issue of the temporary nature of the obscurity.  Officers did not therefore consider that there was any reason to refuse the application on that basis.  The internal lighting arrangements did not meet the test for enforcement, but  ...  view the full minutes text for item PC94/25

Part retrospective: construction of two outbuildings and alterations to rear land levels and landscaping works at 38 Moor Lane, Rickmansworth.

Recommendation: that part retrospective planning permission be approved subject to conditions.

The application was part retrospective, for construction of two outbuildings and alterations to rear land levels and landscaping works at 38 Moor Lane, Rickmansworth.

The Planning Officer issued a correction in that although Outbuilding A was referred to in the report as being 4.5m deep it was in fact only 2.5m deep.  The retaining wall projected beyond the edge of the outbuilding and so measurement of this together with the depth of the outbuilding had resulted in the stated measurement of 4.5m.

The applicant spoke in favour of the application.

Parish Councillor Diana Barber of Batchworth Community Council spoke on the application.

In making their representation the applicant advised that the use of Outbuilding B as a games room was ancillary to the use of the dwelling, and it would not be used for any other purpose.  The proposal was not pursuant to application 25/1495/CLPD but was instead a separate matter.  The landscaping largely conformed to the previous design which had been in situ for in excess of 5 years with the same extent of retaining walls, although the land levels had been lowered and levelled in places as set out at paragraph 7.2.2 of the report.  The proposal sought to introduce sympathetic buildings which would manage storm water run-off efficiently, and to enhance and improve drainage and surface water run-off.

In speaking against the proposal the Parish Councillor expressed concern about over-development of the plot, removal of trees and soft landscaping, and the fact that unauthorised development had taken place which had necessitated a retrospective planning application.

In responding to the points raised, the Planning Officer clarified that the Certificate of Lawfulness application referred to by the speakers was for an outbuilding sited on the patio level, adjacent to the rear of the dwelling.  This had been considered under a lawful development certificate to be permitted development in its own right.  On separate investigation, and prior to that application being made, the site had been investigated and it had been brought to officers’ attention that the land levels had been altered.  The application before the Committee therefore only pertained to the rear outbuildings and was separate to the Certificate of Lawfulness application.  It sought to remedy the alterations to the land levels and regularise the outbuildings.  Additional clarification was provided that whilst the outbuildings might in themselves have been permissible under permitted development, the fact they were reliant upon the altered land level (and the extent of the required landscaping changes had exceeded the limit of permitted development) meant that planning permission was required for the works in their totality, including the outbuildings.

A Committee Member expressed the view that there was no identifiable harm arising from the change in land levels which would justify refusal. 

Another Committee Member recommended that in the event of approval, a further condition should be added to remove permitted development rights for further outbuildings in order to prevent over-development of the plot.

Councillor Cooper moved, and Councillor Drury seconded, that part  ...  view the full minutes text for item PC95/25

Advertising consent for display of flags at Three Rivers House, Northway, Rickmansworth.

Recommendation: that advertisement consent be granted subject to conditions.

The application was for advertising consent for display of flags at Three Rivers House, Northway, Rickmansworth.

The Planning Officer reported that since publication of the agenda one further objection had been received.  This had referred to the impact on heritage assets through visual clutter, which it was considered would pose highway and pedestrian risks.

The Planning Officer also reported that condition 2 should be amended to reflect that other flags may be erected via deemed consent by the Advertisement Regulations.

A member of the public spoke against the application.

Councillor Andrea Fraser spoke on the application.

Points raised by the speakers against the application included: the impact on visual amenity and harm to a prominent civic building located in the Rickmansworth Conservation Area; the effect of rotating a variety of flags rather than a stable display of civic flags would be cumulatively harmful; core civic flags already had deemed consent under the Advertisement Regulations; the application sought to promote a political agenda; and the display of certain flags would be divisive to the community.

The Committee’s discussions included the following:

·         A Committee Member commented that there did not appear to be reason for refusal on the grounds of visual amenity.

·         Another Committee Member commented that there had been longstanding issues in the Rickmansworth Conservation Area with regard to visual clutter and appearance.  If the application had related to shop front advertising rather than flags, then the colour schemes would likely have been deemed to be harmful to the Conservation Area.  The officer’s view that the flags would not be visually prominent was not accepted, and the Committee Member recommended that the application be refused on the grounds of harm to the Conservation Area and a lack of public benefit.

·         A Committee Member commented that many of the flags which were already flown under deemed consent were multi-coloured.  Refusal on the grounds of harm to visual amenity would appear inconsistent with the existing situation.

·         Another Committee Member expressed the view that flags which did not have deemed consent should be considered in the same way as advertisements.  If they did not preserve or enhance the Conservation Area, then permission should not be granted.

Councillor Smith moved, and Councillor King seconded, that the application be approved subject to conditions and amendment to condition 2 to refer to signs granted deemed consent by Advertisement Regulations.

On being out to the vote this was carried, the voting being 6 in favour, 2 against and 2 abstentions.

RESOLVED: that the application be approved subject to conditions and amendment to condition 2 to refer to signs granted deemed consent by Advertisement Regulations.

Construction of part-single, part-two storey side and rear extensions and single storey side extension at 18 Greenways, Abbots Langley.

Recommendation: that planning permission be granted subject to conditions.

The application was for construction of part-single, part-two storey side and rear extensions and single storey side extension at 18 Greenways, Abbots Langley.

The Planning Officer reported that there were no updates.

The Committee noted that there had been no responses to the public consultation and no objections had been received.

Councillor Lloyd moved, and Councillor Mitchell seconded, that planning permission be granted subject to conditions.

On being put to the vote this was carried, the voting being unanimous.

RESOLVED: that planning permission be granted subject to conditions.

Retrospective: construction of single storey rear extension at 39 - 41 High Street, Abbots Langley.

Recommendation: that retrospective planning permission be granted.

The application was retrospective, for construction of single storey rear extension at 39 - 41 High Street, Abbots Langley.

The Planning Officer reported that there were no updates.

Councillor Drury moved, and Councillor Cooper seconded, that retrospective planning permission be granted.

On being put to the vote this was carried, the voting being unanimous.

RESOLVED: that retrospective planning permission be granted.

Erection of a timber pergola at Croxley Guild Bowls Club, The Green, Croxley Green, Rickmansworth.

Recommendation: that planning permission be granted subject to conditions.

The application was for erection of a timber pergola at Croxley Guild Bowls Club, The Green, Croxley Green.

The Planning Officer reported that there were no updates.

A speaker on behalf of the Croxley Guild Bowls Club spoke in favour of the application.

Councillor Narinder Sian spoke on the application.

Points raised by speakers in favour of the application included: the existing plastic marquee had reached the end of its life and had been inadequate in terms of size, longevity and safety; the proposed new structure would have a long lifespan, be of sustainable materials and sympathetic to its surroundings; and the new pergola would be vital both for shade in summer and protection from the elements in winter.

Committee Members asked questions about the detail of the application which were responded to by officers.

·        A Committee Member expressed the view that the proposal represented a significant improvement on the previous temporary structure.  This was supported by other Committee Members.

·        It was noted that the applicant would need to separately obtain the approval of the council’s Property Services team as landlord of the Guild of Sport site.

Councillor Whately-Smith moved, and Councillor Lloyd seconded, that planning permission be granted subject to conditions.

On being put to the vote this was carried, the voting being unanimous.

RESOLVED: that planning permission be granted subject to conditions.

Extension of existing crossover and alterations to driveway at 10 Oak Green, Abbots Langley.

Recommendation: that planning permission be granted subject to conditions.

The application was for extension of existing crossover and alterations to driveway at 10 Oak Green, Abbots Langley.

The Planning Officer reported that there were no updates, and clarified that the application pertained to the extension of a dropped kerb which would facilitate the provision of additional on-site parking.

Councillor Cooper moved, and Councillor Drury seconded, that planning permission be granted subject to conditions.

On being put to the vote this carried, the voting being unanimous.

RESOLVED: that planning permission be granted subject to conditions.