Agenda item

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 the demolition of an 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.

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 officer report.

The Planning Officer gave the following updates and drew attention to the following points:

·         Since publication of the report the Lead Local Flood Authority (LLFA) had raised no objection to the scheme, which it considered a betterment of the existing circumstance.  However, it had proposed two conditions which were: (i) a surface water drainage strategy and (ii) a construction phase surface water management plan.  Condition 3 within the report already required a pre-commencement surface water strategy; an additional condition was recommended to be attached to any grant of permission to require a construction phase surface water management plan.

·         An amendment had been made to the rear second access off Eastbury Road where the gates had now been set back by a further metre (previously proposed at 5m positioning now proposed at 6m positioning).  As a result of this the Highways Authority had removed its objection to the scheme on the basis that the setback positioning of the rear gates was no longer of concern and the relocation of the access was considered as relocation of an existing access rather than an additional access.  There were therefore now no Highways objections to the proposal.

·         Changes made following the previous refusal were summarised as: addition of brickwork to the large glazing to the front gable; lowering of the ridge height by 0.7m; removal of the rear garage from the site; and further setting back of the rear gates to Eastbury Road.  Additionally, the front access which was previously proposed as a pedestrian access was now proposed as a vehicular access.

A local resident spoke against the application.

The agent spoke in favour of the application.

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

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

·         A pre-commencement condition had been included requiring piling details and methodology to be submitted.  Some Committee Members expressed concern about the potential impact of the extent of the piling which would be needed, and the potential impact on neighbouring properties.

·         A pre-commencement condition requiring a Construction Management Plan (CMP) to be submitted, including number of vehicles, types, routing, access and traffic management arrangements was conditioned.  Notwithstanding this, Committee Members remained concerned about the construction management implications given the size of the development, the amount of spoil to be removed and the busy nature of the surrounding roads and junction.  It was recommended that officers should seek further detail with regard to the CMP and look at how the number and timing of lorry movements per day may be restricted and how the impact of construction on neighbours and highway users could be mitigated.

·         The rear access arrangements would require the addition of a dropped kerb and removal of part of the verge.  This would require the consent of the Highways Authority.  Given that sufficient parking for the size of the property would not be provided in the event that this consent were not given, it was suggested that a requirement to complete the vehicular access should be made a pre-commencement, rather than pre-occupation, condition.   It was also suggested that a hard surface should be provided on site adjacent to the new access before works commenced, to allow construction work to take place.

·         The proportion of glazing to the front elevation was still substantial despite the amendment and some Committee Members considered that it was still not in character, although Batchworth Lane included properties of a variety of styles.

Councillor Whately-Smith moved, and Councillor King seconded, that planning permission be granted subject to conditions and: amendment to Condition 11  to require fulfillment before works commence rather than before first occupation; amendment to Condition 13 to require hardstanding for parking during construction activities before commencement of works; an additional condition requiring the existing access from Eastbury Road to be closed up, the verge replaced and the dropped kerb raised before first occupation; addition of a permitted development restriction to Condition 10 such that a means of enclosure was not permitted; and amendment to Condition 5 to require temporary screening during the construction phase.  On being put to the vote the motion fell, the voting being 1 in favour, 6 against and 3 abstentions.

Councillor Lloyd moved, and Councillor Hearn seconded, that the application be deferred to allow officers to seek further amendments with regards to the extent of glazing, further information on construction management, phasing approach during construction and access arrangements.  On being put to the vote this was carried, the voting being 7 in favour and 3 abstentions.

RESOLVED: that the application be deferred to allow officers to seek further amendments with regards to the extent of glazing, further information on construction management, phasing approach during construction and access arrangements.