35 Bucks Avenue, Watford, Hertfordshire, WD19 4AR

‘Extension of existing family house to the rear side and loft. Creation within new volume of 5 new dwellings / flats (1 retained). Giving a total of 2 x 1 bedroom unit. 2 x two bedroom unit and 2 x 3 bedroom unit’

Authority: Watford Borough Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Caine M

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the dwelling and the surrounding area.
The effect of the proposed development on the living conditions of the residents of 1-5 Horsehaven Mews, with particular regard to privacy.
Whether the level of parking provision is acceptable with regard to promoting sustainable methods of transportation.

What decided it

The unacceptable harm to the character and appearance of the dwelling and surrounding area, combined with significant loss of privacy to neighbouring residents, could not be justified by the housing benefits of the proposal.

Framework references: 135, 115

Plan policies cited: Policy QD6.1, Policy QD6.2, Policy QD6.4, Policy CC8.5, Policy ST11.5

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.