Agenda item

Construction of single storey rear extension, garage conversion and loft conversion with side rooflights and windows to side elevation, relocation of entrance door at 99 Byewaters, Croxley Green.

Recommendation: that planning permission be granted subject to conditions.

The application was for construction of single storey rear extension, garage conversion and loft conversion with side rooflights and windows to side elevation, relocation of entrance door at 99 Byewaters, Croxley Green.

The Planning Officer reported that there were no updates.

A local resident spoke against the application.

Parish Councillor Kingsley Jolowicz of Croxley Green Parish Council spoke on the application.

Points raised by speakers against the application included: there were two further planning applications for the site which were currently under consideration and which, if approved, would result in a significantly different development; there would be a loss of parking due to the conversion of the garage, and officers’ view that the garage was not suitable for its intended use was not accepted; there were implications for privacy arising from overlooking; the proposal was contrary to the design principles of the Byewaters estate and the Croxley Green Neighbourhood Plan; the loft extension sought under separate application would be overbearing and have an adverse effect on the streetscene; the applications when considered together suggested that the property was being adapted for multiple occupancy; and the Parish Council objected to the hip to gable loft extension, the conversion of the garage to living accommodation and the proposed garden room.

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

·        In light of the points raised by speakers about other applications at the site, a Committee Member recommended that permitted development rights for extensions, roof extensions and outbuildings be removed in order to prevent over-development.  The Planning Officer responded that a condition could be added to require this if considered reasonable and necessary by the Committee; however, it was important to note that it would only become effective once the planning permission were implemented.  In the event that permission was granted for the outbuilding and it was constructed first, it would remain lawful.

·        The Planning Officer clarified that subsequent to the publication of the agenda, application 25/2183/PDE had been approved.  Application 25/2184/CLPD had not been determined but did not form part of this application.  Concerns about the head height in relation to the loft conversion would be a matter for building control rather than a planning consideration; however, no changes to the roof form were proposed within this application.

·        A Committee Member endorsed the concerns of the public speaker in relation to the potential change of use facilitated by the conversion of the garage to living space and the potential impacts on the streetscene, character and parking in the area.  It was therefore recommended that permitted development rights to convert from C3 to C4 land use class be removed by condition.  This was supported by other committee members.  In responding, the Planning Officer highlighted that the condition would again only become effective when the planning permission was implemented.  In the event that the use class was changed prior to this, then there was a mechanism by which the condition could be circumvented.  Additionally, the removal of the permitted development rights for multiple occupation may be difficult to defend as the application was for extension of a single family dwelling and not an HMO.

Councillor Cooper moved, and Councillor Drury seconded, that planning permission be granted subject to conditions with an additional condition removing permitted development rights to convert from use class C3 to C4 and removing permitted development rights for extensions, roof extensions and outbuildings.

On being put to the vote this was carried, the voting being 10 for, 1 against and 1 abstention.

RESOLVED: that planning permission be granted subject to conditions with an additional condition removing permitted development rights to convert from use class C3 to C4 and removing permitted development rights for extensions, roof extensions and outbuildings.