DEVELOPMENT Erection of detached, two storey, 4 bedroom dwelling (amendment to previously approved dwelling to now include conservatory).

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1 APPLICATION NO: TP/12/0804 DATE OF MEETING 04 October 2012 DATE OF APPLICATION: 02 April 2012 STATUTORY START DATE: 04 July 2012 SITE LOCATION 28 Three Valleys Way, Bushey, WD23 2FF DEVELOPMENT Erection of detached, two storey, 4 bedroom dwelling (amendment to previously approved dwelling to now include conservatory). AGENT Mr S Ekins Lantern Developments Ltd The Cottage Cross End Lane Thurleigh Bedford MK44 2ED APPLICANT Persimmon Homes Persimmon House Vanwall Business Park 2 Vanwall Road Maidenhead SL6 4UB WARD Bushey North GREEN BELT No CONSERVATION AREA Not in a Conservation Area LISTED BUILDING NO TREE PRES. ORDER NO 1.0 Summary of Recommendation 1.1 Grant Permission subject to Conditions. 2.0 Application site / Surrounding area 2.1 The site is located within a new housing development that is currently in the course of construction. The housing development site is located to the west of Aldenham Road, and is bordered by Aldenham Road to the east, the railway line to the west, properties along Beechcroft Road to the north, and Watford to the south. 2.2 The site is identified as Plot 78 within the overall housing scheme. The subject dwelling is referred to as 28 Three Valleys Way and has been previously approved as a detached two storey 4 bedroom dwelling. 2.3 The surrounding area is formed of residential properties to the north, with the rear gardens of properties in Beechcroft Road adjoining the site, and a previously developed part of the site further to the northwest (Malden Fields).

2 Properties at Beechcroft Road are characterised by large dwellings set on large plots. Malden Fields is a relatively new development constructed in the late 1990s. The area is characterised by two storey semi detached and terrace houses, with parking to the front. 2.4 To the east of the site (across Aldenham Road) is a small parade of local shops, an office building, and a mixture of residential properties. To the south is the recently developed Wellsfield (also a previously developed part of the site) which is a development of three storey apartment blocks fronting Three Valleys Way and a mixture of semi detached dwellings and flats to the rear of the development. Beyond this is the Watford portion of the site and other residential development in Watford Borough. To the west of the site is the railway embankment, which screens the site from the railway line. The topography of the area consists of significant levels rising to the north with properties on Beechcroft Road siting several metres above the site. 3.0 Proposal 3.1 The applicant seeks permission for the erection of detached, two storey, 4 bedroom dwelling (amendment to previously approved dwelling to now include conservatory). 3.2 The application was called into Planning Committe by Cllr. David, as the proposed development could potentially set a precedent for small scale extensions to properties within the overall development. Key Characteristics Site Area Density Mix Dimensions Number of Car Parking Spaces 238sqm N/A N/A See Plans N/A 4.0 Relevant Planning History TP/10/1036 Demolition of existing operational buildings (s262, Part X1, T & C P Act). Erection of 6 x 1 bed flats; 27 x 2 bed flats; 13 x 2 bed houses; 44 x 3 bed houses and 31 x 4 bed houses, car parking, Neighbourhood Equipped Area for Play (NEAP), general Public Open Space, Landscaping and Associated works (Outline Application). (Amended plan received 31/8/10 and additional information received 16/9/10). Grant Permission subject to Section /09/2010

3 TP/11/1333 Application for approval of Reserved Matters relating to layout, siting, design, external appearance, access and landscaping following the approval of Outline Consent ref TP/10/1036 for the demolition of existing operational buildings and erections of 121 units with associated car parking, NEAP, public open space, landscaping and associated works. (Amended & Additional Plans received 14/9/11). Grant Permission 5.0 Notifications 5.1 Summary: A ste notice was erected on site and letters of notification were sent to neighbouring properties. In Support Against Comments Representations Petitions Petitions in Received against favour No letters of objection or support have been received. 6.0 Consultations Drainage Services Highways, HCC Hertfordshire Fire & Rescue Service EDF Energy Networks National Grid Company Plc Thames Water Veolia Water Central Limited The development will not materially increase traffic movements within the area in general. No objection to the proposed development. 7.0 Policy Designation 7.1 The site is located within an "Estimated Housing Site" within the Hertsmere Local Plan 2003

4 8.0 Relevant Planning Policies 1 National Planning NPPF National Planning Policy Framework Policy Framework Circulars 11/95 Circular 11/95 - Conditions 3 Circulars 03/09 Circular 03/09 Cost Awards in Appeals & other Proceedings 4 Hertsmere Local D20 Supplementary Guidance Plan Policies 5 Hertsmere Local D21 Design and Setting of Development Plan Policies 6 Hertsmere Local H8 Residential Development Standards Plan Policies 7 Revised Core REV_CS21 High Quality Development Strategy 8 Revised Core REV_CS24 Accessibility and parking Strategy 9 Hertsmere Planning & Design Guide PartD Guidelines for Development 10 Hertsmere Planning & Design Guide PartE Guidelines for Residential Extensions & Alterations 9.0 Key Issues Background Design and Appearance Residential Amenity Other Matters 10.0 Comments Background 10.1 Under TP/10/1036 Outline Permission was granted for a development of 121 residential units on the site. Subsequently, under TP/11/1333 permission was granted for the Reserved Matters application Number 28 Three Valleys Way has been identified as House Type W under the previously approved scheme All elements such as principle of the development, design and appearance, residential amenity, amenity, parking, highway implications, trees, landscaping, ecology, Section 106, waste, construction, noise, legal and cost

5 10.4 implications and other matters were assessed under the previously approved application TP/10/1036 and TP/11/1333. The Officer's Report for TP/11/1333,,Reserved Matters, (which contains details of each the design and appearance of each individual dwelling) application has been included as Appendix 1. It is noted that under Condition 32 of TP/10/1036, Permitted Development Rights were removed. Design and Appearance Local Plan Policy Hertsmere's Local Plan Policy D21 requires development proposals to respect or improve the character of their surroundings, retain, enhance or create spaces, views and landmarks and not impact on prominent ridge lines. Policy H8 (i) requires that size, height, mass and appearance of a dwelling should be harmonious and not over dominate the scale or adversely affect the character of the adjacent dwelling. These principles are supported by The Councils Planning and Design Guide 2006, Part E. In addition, Policies H8 and D21 of the Hertsmere Local Plan 2003, Policy CS21 of the Core Strategy 2010 and Part E of the Planning and Design Guide SPD all seek to ensure that any new development respects or improves the character of its surroundings. Proposed Amendments Assessment 10.7 House Type W is described as follows in the Officer's Report under TP/11/ The subject units are corner sites located at prominent locations within the development. The design features a dual aspect detached dwelling that fronts two streets. The agent has successfully addressed all streets that the units front on all four units. This is considered to be good design, the dwellings offer surveillance and this design reduces dead street frontage. The units comprise of a traditional two storey, symmetrical unit, with bay windows on either side of the entrance at ground level. Two box windows at first floor level and two ground floor windows on the side elevation create a dual fronted unit that successfully addresses the corner. The dwellings will have a ridge height of 8.4 metres, a width to the front of 9.5 metres and depth of 10.2 metres. There are no design issues with these units, the proposed design is considered to be appropriate within an urban setting that consists of large semi detached suburban dwelling types and as such the proposal is acceptable It is noted that there will be no changes to the design or layout of the proposed dwelling itself. The conservatory to the rear of the property will be the only change in the design and appearance Under the current application, the applicant essentially seeks to amend the

6 previously approved design of Plot 78 to include a small conservatory to the rear of the property. The conservatory will be located off the living room. The subject conservatory will be standard in its design, with a pitched roof, glazing and brick dwarf wall. The structure will measure a height of 3 metres, a width of 3.4 metres and a depth of 4 metres. The subject conservatory will be glazed on the two exposed sides and will have a brick dwarf wall finished in bricks that will match those approved previously. As the conservatory will be located to the rear of the property it will not be visible from the street and therefore will have no impact on the streetscene. The design of the conservatory is considered to be acceptable and would not detract from the character of the main dwelling. Conclusion The proposed development to the rear of number 28 Three Valleys Way will not have a significant impact on the overall appearance of the scheme, and will not have a detrimental impact upon the previously approved detailing of the development. The works are considered to be acceptable and in accordance with Local Plan Policies D20, D21 & H8, and Revised Core Strategy CS21 and Parts D & E of the Planning and Design Guide. Residential Amenity Local Policy Local Plan Policy H8 and Part E of the Planning and Design Guide require new development not to adversely impact on the residential amenity of neighbouring occupants in terms of loss of natural light, outlook, privacy and noise disturbance Firstly, with regard the 45 degree line, the plans submitted indicate that there is no breach of the 45 degree line as measured from the neighbouring property at Plot 79 which is located directly to the east of the site In terms of overlooking, there are no ground floor windows on the western elevation of Plot 79 that could be compromised by the erection of a new conservatory to the rear of number 28 Three Valleys Way. As such, there are no objections to the proposed development. The amendments to the previously approved scheme are considered to be acceptable in terms of residential amenity Overall No objection is raised as the proposal would comply with policies H8, D20 and D21 of the Local Plan (2003), the emerging Core Strategy (2011) policy CS21, the Planning and Design Guide Part D and E (2006) and the NPPF (2012). Other Matters It has been confirmed by the Council's Principal Planning Solicitor that the

7 proposed development will have no impact on the agreed Section 106 under TP/10/1036 as the proposed development would not increaseor vary the contributions sought. No new agreement is required to be drawn up It is noted that conditions relating to issues such as, foundation design, refuse, landscaping, contaminated land, and site clearance, etc have been submitted and are in the process of being discharged Conclusion 11.1 No undue adverse effects would result from this development in terms of visual impact, impact on neighbouring amenity or car parking. No objection is raised by virtue of the Hertsmere Local Plan adopted 2003 H8, M13, D20 and D21, the Council's emerging Core Strategy for Submission to the Secretary of State (2011) policies CS21 and CS24. Part D and E of the Council's Planning and Design Guide SPD The Parking Standards SPD 2008 (amended 2010), the NPPF (2012), Circular 11/95 and Circular 03/ Recommendation 12.1 Grant permission subject to conditions. Conditions/Reasons 1 CA01 Development to Commence by - Full CR01 Development to commence by - Full 2 CB01 Materials to Match CR08 Visual Amenity - Residential 3 CC01 No New Enlargements to Dwellings Reason: To allow the Local Planning Authority to retain control over the development in the interests of visual and residential amenity. To comply with Policies H8, D20 and D21 of the Hertsmere Local Plan 2003 and Policy CS21 of the Hertsmere Revised Core Strategy This determination hereby permitted shall be in carried out in accordance with the following plans: Sketch Layout - drawing number H33.F - dated stamped 04/07/2012 House Type W (1492) Working Drawing - Plots 78 - Drawing number W04.C3 - Date stamped 13/04/2012 Design and Access Statement date stamped 13th April 2012 Reason: For the avoidance of doubt and in the interests of proper planning

8 General Reason(s) for Granting Permission No undue adverse effects would result from this development in terms of visual impact, impact on neighbouring amenity or car parking. No objection is raised by virtue of the Hertsmere Local Plan adopted 2003 H8, M13, D20 and D21, the Council's emerging Core Strategy for Submission to the Secretary of State (2011) policies CS21 and CS24. Part D and E of the Council's Planning and Design Guide SPD The Parking Standards SPD 2008 (amended 2010),the NPPF (2012), Circular 11/95 and Circular 03/ Background Papers 1 The Planning application (TP/12/0804) comprising application forms, certificate, drawings and any letters from the applicant in support of the application. 2 Replies from Statutory consultees and correspondence from third parties. 3 Any other individual document specifically referred to in the agenda report. 4 Published policies / guidance 14.0 Appendices 14.1 Appendix 1 - Planning Officer's Report TP/11/ Informatives This determination was determined having regards to the following policies - Local Plan Polices D20, D21, H8, Core Strategy Policy CS21, CS24, and Parts D & E of the Planning and Design Guide. Building Regulations To obtain advice regarding current Building Regulations or to submit an application, applicants should contact the Building Control Section Hertsmere Borough Council, Civic Offices, Elstree Way, Borehamwood, WD6 1WA, telephone For more information regarding Building Regulations visit the Building Control Section of the Councils web site To obtain Building Regulations Approval the applicant should apply to obtain either: Full Plans approval this will give approval prior to the work commencing and may take up to 5 weeks, or

9 Building Notice approval - this requires 48 hours notice prior to the commencement of work. Both of these approvals will require the submission of the requisite fee and 2 copies of drawings and relevant calculations. Having applied for Building Regulations approval, the works applied for will be subject to inspection by Building Control Officers at specific stages to ensure compliance. The applicant has a statutory duty to inform the Council of any of the following stages of work for inspection: Excavation for foundations Damp proof course Concrete oversite Insulation Drains (when laid or tested) Floor and Roof construction Work relating to fire safety Work affecting access and facilities for disabled people Completion Any work that affects a party wall will require approval from the adjoining owner(s). This aspect of the work is a civil matter and does not come within the remit of the Council. Please refer to the Government s explanatory booklet The Party Wall etc. Act 1996, a copy of which is available from the Council Offices, Borehamwood, Hertfordshire. More information is available on the Council s web site or for further information visit the Department of Communities and Local Government website at Case Officer Details Marguerite Cahill ext Address marguerite.cahill@hertsmere.gov.uk