Agenda item

Demolition of existing buildings; subdivision of site and construction of two self-build two-storey detached dwellings with accommodation in the roofspace served by front/rear dormers and side rooflights; with associated access, parking and landscaping works, at Overbury, Woodside Walk, Northwood.

Recommendation: that subject to no new material considerations being raised, planning permission be granted subject to conditions.

Councillor Ranger left the meeting room.

The application was for demolition of existing buildings; subdivision of site and construction of two self-build two-storey detached dwellings with accommodation in the roofspace served by front/rear dormers and side rooflights; with associated access, parking and landscaping works, at Overbury, Woodside Walk, Northwood.

The Planning Officer reported that since publication of the agenda three letters of support had been received, all of which were from people who had not previously made a representation on the application. 

The Committee received a presentation showing the differences between the amended application which was before the committee, and a previous application which had been refused and had been subject to appeal in 2020.  The presentation also included floor plans and roof plans and the wider aerial context for the amended application.

A member of the public spoke against the application.

The agent spoke in favour of the application.

Parish Councillor Diana Barber of Batchworth Community Council spoke on 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:

·         For the reasons set out in the report, and by virtue of the separation distances between the proposed dwellings and the boundary with Dell Lodge, officers considered that the previous concerns about overlooking had been addressed (or would be addressed by planning conditions).  It was not considered by officers that there would be any demonstrable harm arising from the amended application in relation to overlooking or loss of light: the impact of the development on neighbouring properties had not been upheld by the Planning Inspector in  the appeal decision.  In respect of protected trees, the application, by virtue of the re-sizing and re-siting of the proposed buildings, resulted in a reduction in the loss of trees compared with the appealed application, and allowed for greater space for those trees being retained and for newly planted trees to grow and develop.  Officers also considered that the amended application would preserve the character and appearance of Woodside Walk, overcoming the concern identified in the appeal decision.

·         Although the existing property on the site was an Arts and Crafts style house dating to c1900 it was neither nationally nor locally listed, and there had not been any assessment as to whether its listing was possible or desirable.  No concern in respect of harm to a heritage asset had been identified in the appeal decision. 

·         Whilst acknowledging that the proposal represented an improvement on the previous scheme, several Committee Members remained concerned about the loss of trees and the maturity and siting of the proposed replacements, noting that trees planted close to boundaries can cause issues to neighbouring properties.  Officers responded that a landscape plan had been conditioned (Condition 6), which required details of landscaping to be provided in accordance with the Proposed Landscape Plan.  However, the wording of Condition 6 could be amended if considered necessary by Members, to require a new landscape plan to be provided.  Once submitted, this would be considered by planning officers and the Council’s Trees and Landscape Officer to determine if the proposed species and siting were appropriate (including that the proposed species would not outgrow its allotted space) and in keeping with the character of the surrounding area.

Councillor Cox proposed, and Councillor Whately-Smith seconded, approval of the application subject to conditions and amendment to Condition 6 to require further details of landscaping to be provided, with the wording of the amended condition 6 to be circulated to Committee Members for approval.

On being put to the vote this was approved, the voting being 9 for, 0 against, 1 abstention.

RESOLVED: that the application be approved subject to conditions and amendment to Condition 6 to require further details of landscaping to be provided.

Councillor Ranger re-joined the meeting.