Agenda and minutes

Apologies for absence were received from Councillors Steve Drury, Philip Hearn and Andrea Fraser.

Councillor Sarah Nelmes substituted for Councillor Steve Drury.

To confirm as a correct record the minutes of the Planning Committee meetings held on 23 January and 30 January 2025.

The minutes of the Planning Committee meetings held on 23 January 2025 and 30 January 2025 were confirmed as a correct record and signed by the Chair.

To receive any declarations of interest.

The Liberal Democrat Group declared a non-pecuniary interest in agenda item 11 (24/1941/FUL: Fortunes Farmhouse, High Elms Lane, Abbots Langley) as the agent is a member of the authority and a member of the Liberal Democrat Group.

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.

The Planning Officer provided an update that since the publication of the agenda, a decision statement had been issued confirming that the Batchworth Neighbourhood Plan would proceed to referendum.  The referendum date was expected to be 1 May.  National Planning Practice guidance set out that, where a decision statement had been issued detailing the intention to send a neighbourhood plan to referendum, the plan could be given weight in decision making.   On the basis that the Batchworth Neighbourhood Plan could now be used for decision making purposes, officers would therefore provide an update for each application on the agenda which was within the neighbourhood plan area, detailing how it had been assessed against the requirements of the Batchworth Neighbourhood Plan.

Demolition of existing dwelling and shed and construction of two storey detached dwelling including basement level with swimming pool and accommodation in the roofspace served by rear dormer window and front/side/rear rooflights, side solar panels with associated heatpump, access, bin and bike store, parking and landscaping works and vehicle cross over at 20 Batchworth Lane, Northwood.

Recommendation: that planning permission be granted.

The application was for demolition of existing dwelling and shed and construction of two storey detached dwelling including basement level with swimming pool and accommodation in the roof space served by rear dormer window and front/side/rear rooflights, side solar panels with associated heat pump, access, bin and bike store, parking and landscaping works and vehicle cross over at 20 Batchworth Lane, Northwood.

The application was before the Committee as it had been called in by Batchworth Community Council if officers were minded to approve the application. 

At the 23 January Planning Committee meeting Members had resolved to defer the application in order for officers to seek further clarification in respect of the extent of the glazing, and to request information on construction management including a phasing approach.  Since then, the applicant had amended the design of the front elevation which had further reduced the amount of glazing and officers remained of the view that the proposal was acceptable in terms of design.  The applicant had also provided a draft Construction Management Plan in order to address concerns about the construction process, and submission of a detailed Construction Management Plan prior to commencement of works had been conditioned.

The Planning Officer reported that since the publication of the agenda, additional comments had been received from residents and the Residents’ Association.  These had included comments about inconsistencies in the vehicle numbers and the suitability of the road for the construction vehicle types.  Officers considered that these had been addressed or mitigated by the requirement for a Construction Management Plan.  Additionally, officers were of the view that the detailed construction methodology (e.g. piling types) was outside the control of the planning system.

In terms of the Batchworth Neighbourhood Plan (BNP), the Planning Officer reported that the building would have a 72% carbon reduction over the 2021 building regulations and include photovoltaic panels and an air source heat pump, thereby optimizing energy efficiency as required by neighbourhood plan policy BW CC1.  The application had been subject to a flood risk assessment and did use SUDS for the water run-off from the site and from existing overland surface water flow; additionally the front landscape areas were retained, both of which were policy requirements within the BNP.   The proposal would also comply with policy BW DE1 requiring development to respond to local character and be of high quality design.  The application was therefore considered to be in accordance with the relevant policies of the Batchworth Neighbourhood Plan.

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

The Chair of Eastbury Residents’ Association spoke against the application.

The agent spoke in favour of the application.

Committee Members asked questions about the details of the application which were responded to by officers.  The Committee’s discussions included the following:

·        Concern was raised about the potential for traffic management issues during the construction phase arising from: the proposal for vehicles used by contractors to park in neighbouring roads; the likelihood of vehicles parking too close to the  ...  view the full minutes text for item PC112/25

Part Retrospective: change of use of building to 2 x Houses of Multiple Occupation (Sui Generis) at Unit 8, Century Court, Tolpits Lane, Watford.

Recommendation: that planning permission is refused.

The application was part retrospective for change of use of building to 2 x Houses of Multiple Occupation (Sui Generis) at Unit 8, Century Court, Tolpits Lane, Watford.

The Planning Officer reported that relevant policies relating to the application in the Batchworth Neighbourhood Plan 2023-2038 (BNP) included BW DE1 (high quality design).  As the proposal did not provide amenity space, and reason for refusal 2 related to poor living conditions, it was considered appropriate that reason for refusal 2 be updated to reference BNP Policy BW DE1.

The applicant spoke in favour of the application.

Committee Members asked questions about the details of the application which were responded to by officers.  The Committee’s discussions included the following:

·          The application site was located within an employment zone, and office space was needed within the district.

·          The proposal involved housing vulnerable people in a location which had no pavement and was not served by public transport.

·          The proposal met the national standard for sleeping room size for Houses in Multiple Occupation; however for other reasons as set out in section 4 of the report which included a lack of amenity space, officers were of the view that the quality of accommodation was poor, notwithstanding that the minimum sleeping space size had been met.

·          Concerns had been raised by Environmental Health in relation to fire safety, and there were safeguarding concerns in relation to the sharing of facilities by children with occupiers who were not of the same household.  It was recommended that these concerns should be escalated to the relevant authorities.

Councillor Lloyd moved, and Councillor Gazzard seconded, that the application be refused for the reasons set out in the report and with reason for refusal 2 being updated to include reference to the Batchworth Neighbourhood Plan.  On being put to the vote this was carried unanimously.

RESOLVED: that planning permission be refused for the reasons set out in the report and with reason for refusal 2 being updated to include reference to the Batchworth Neighbourhood Plan.

Part Retrospective: change of use of building to 2 x Houses of Multiple Occupation (Sui Generis) at Unit 6, Century Court, Tolpits Lane, Watford.

Recommendation: that planning permission is refused.

The application was part retrospective for change of use of building to 2 x Houses of Multiple Occupation (Sui Generis) at Unit 6, Century Court, Tolpits Lane, Watford.

The Planning Officer reported that relevant policies relating to the application in the Batchworth Neighbourhood Plan 2023-2038 (BNP) included BW DE1 (high quality design).  As the proposal did not provide amenity space, and reason for refusal 2 related to poor living conditions, it was considered appropriate that reason for refusal 2 be updated to reference BNP Policy BW DE1.

The applicant spoke in favour of the application.

Committee Members asked questions about the details of the application which were responded to by officers.  The Committee’s discussions included the following:

·          The application site was located within an employment zone, and the need for employment space within the district had been demonstrated.

·          Similar concerns had been raised by Environmental Health in relation to fire safety and there were similar safeguarding concerns as there had been in relation to the preceding application for Unit 8.

Councillor Nelmes moved, and Councillor Morris seconded, that the application be refused for the reasons set out in the report and with reason for refusal 2 being updated to include reference to the Batchworth Neighbourhood Plan.  On being put to the vote this was carried unanimously.

RESOLVED: that planning permission be refused for the reasons set out in the report and with reason for refusal 2 being updated to include reference to the Batchworth Neighbourhood Plan.

Sub-division of site; construction of two storey detached dwelling, including basement level, solar panels, access, parking and landscaping works at Meldon, Chenies Road, Chorleywood.

Recommendation: that planning permission be granted subject to conditions.

The application was for sub-division of site and construction of a two storey detached dwelling including basement level, solar panels, access, parking and landscaping works at Meldon, Chenies Road, Chorleywood.

The application was before the Committee as it had been called in by Chorleywood Parish Council for being inappropriate in the Green Belt, out of character with the Chorleywood Common Conservation Area, overbearing in neighbouring properties and that it would increase the level of surface water flooding.

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

A local resident spoke against the application.

Committee Members asked questions about the detail of the application which were responded to by officers.  The Committee’s discussions included the following:

·        The soft landscaping condition required details to be provided but could be amended to require a full soft landscaping scheme to be provided, potentially including a mix of evergreen and deciduous planting. It was acknowledged that the soft landscaping screening the development from neighbouring properties would take time to mature. 

·        There was potential for the soft landscaping on the boundary to have a detrimental impact on the light levels to neighbouring properties.

·        In view of the concerns expressed, and the potential impact to neighbouring properties, it was recommended that a site visit be undertaken.  This would also assist members in assessing the context of the wider area and forming a view as to whether or not the proposal represented limited infilling in a village and what degree of harm, if any, may be caused to the Green Belt.

·        Officers were asked to seek an update from the Conservation Officer in relation to the new plans before the application came back to the committee.

Councillor Whately-Smith moved, and Councillor Gazzard seconded, that the application be deferred to allow for a site visit.  On being put to the vote this was carried unanimously.

RESOLVED: that the application be deferred to allow for a site visit.

Retrospective: erection of a rear outbuilding at 30 Bourne End Road, Northwood.

Recommendation: that planning permission be granted.

The application was retrospective for erection of a rear outbuilding at 30 Bourne End Road, Northwood.

The application was before the Committee as it had been called in by Batchworth Community Council if officers were minded to approve for the reasons set out in the report.

The Planning Officer advised that the proposal was considered to comply with policy BW DE1 of the Batchworth Neighbourhood Plan (BNP), which required development to respond to local character and be of high quality design.  Therefore it was not considered that any policy in the BNP would result in a change to the officer's recommendation to approve.

The committee report at 4.2.1 set out that two objections had been received; the Planning Officer clarified that these were objections from two separate properties.

Parish Councillor Shikha Bhatia of Batchworth Community Council spoke against the application.

A local resident spoke against the application.

Committee Members asked questions on the detail of the application which were responded to by officers.  The Committee’s discussions included the following:

·       The application did not comprise permitted development, and so there were no fixed limitations with regard to the height of the development.  Instead, officers were required to assess the application against design guidelines and apply a judgement on acceptability based on the context of the overall site circumstances.

·       Whilst the roof lights may give a perception of overlooking, overlooking was not possible due to their height above the floor level.

·       Condition 2 required ancillary use of the outbuilding only.

·       A Committee Member suggested the removal of permitted development rights, so that there could be no further outbuildings at the site unless planning permission were granted.  This would prevent any over-development of the site.

Councillor Nelmes moved, and Councillor King seconded, that the application be granted subject to conditions and a further condition to remove permitted development rights for further outbuildings.  On being put to the vote this was carried, the voting being 4 in favour, 2 against and 3 abstentions.

RESOLVED: that planning permission be granted subject to conditions and a further condition to remove permitted development rights for further outbuildings.

Construction of a first floor side extension; insertion of rooflights; installation of two AC units on the ground floor; alterations to external materials including render, wall tiles and roof tiles and replacement of block paved driveway at 35 Bedford Road, Moor Park, Northwood.

Recommendation: that planning permission be granted subject to conditions.

The application was for construction of a first floor side extension; insertion of rooflights; installation of two AC units on the ground floor; alterations to external materials including render, wall tiles and roof tiles and replacement of block paved driveway at 35 Bedford Road, Moor Park, Northwood.

The application was before the Committee as it had been called in by Batchworth Community Council unless officers were minded to refuse the application, for the reasons set out in the report.

The Planning Officer provided updates as follows:

·         The plan numbers shown at Condition 2 required updating following receipt of an amended plan which clarified the position of the retention of an existing chimney.

·         Confirmation had been received from Moor Park (1958) Limited and Batchworth Community Council following agenda publication that they had removed their objections in light of the amendments received. 

·         Policy BW CC4 of the Batchworth Neighbourhood Plan was relevant to the application in relation to the paving of the front gardens.  Whilst the proposal did include the replacement of hard surfacing it was not proposed to increase its overall extent. Additionally, condition 3 required the submission of further details of the proposed materials for the hard surfacing which would include details of permeability.  Accordingly, officers were satisfied that the requirements of the policy had been met.  It was also considered that the scheme complied with policy BW DE1 in respect of design.

Given that the building would occupy 87.5% of the plot width and would result in an overall plot coverage of 20% - both of which exceeded the Moor Park Conservation Area Appraisal guidelines - it was suggested that permitted development rights (potentially Class A and Class E) be removed, in order to prevent over-development.  Officers undertook to assess the position with regard to the property, and to circulate details of proposed wording to Committee Members prior to the decision being issued.

Councillor Lloyd moved, and Councillor King seconded, approval of the application subject to updating of Condition 2 and agreement of wording to remove permitted development rights for Classes A and E.  On being put to the vote this was carried unanimously.

RESOLVED: that planning permission be approved subject to updating of Condition 2 and agreement of wording to remove permitted development rights for Classes A and E.

Conversion of the existing outbuilding for use as an annexe at Fortunes Farmhouse, High Elms Lane, Abbots Langley, Watford.

Recommendation: that planning permission be granted subject to conditions.

The application was for conversion of the existing outbuilding for use as an annexe at Fortunes Farmhouse, High Elms Lane, Abbots Langley, Watford.

The application was before the Committee as the agent is a Three Rivers District Councillor.

The Planning Officer reported that there were no updates in relation to the application.

Committee members asked questions about the detail of the application which were responded to by officers.  The Committee’s discussions included the following:

·        Condition C4 stipulated that use or occupation of the annexe must be incidental to the enjoyment of, and ancillary to, the residential dwelling.  It was not to be used as an independent dwelling at any time.  Planning permission would be required for any separate, independent unit.

·        The proposal made use of an existing building in the Green Belt, which would otherwise not be used.

Councillor Loyd moved, and Councillor Nelmes seconded, approval of the application subject to conditions.  On being put to the vote this was carried, the voting being 8 in favour, 1 against, 0 abstentions.

RESOLVED: that planning permission be granted subject to conditions.