104 Estcourt Road Watford WD17 2PZ

1. 1.The Council has a duty to pay special attention to "the desirability of preserving or enhancing the character or appearance" of conservation areas. The building as constructed would neither sustain or enhance the significance of the conservation area, nor make "a positive contribution to local character and distinctiveness". The awkward and out of character proportions of the proposed development cannot be considered "good design". The development would cause less than substantial harm to the setting of the Conservation Area which would not be outweighed by the public benefits of the scheme contrary to paragraphs 210, 212, 215 and 219 of the NPPF and policies HE7.1 and HE7.2 and of the Watford Local Plan 2021-2038.
2. 2.In the absence of an adequate daylight and sunlight study carried out by a suitably qualified assessor that uses accurate plans of the site, the proposal is unable to demonstrate that it would not have a negative impact on the daylight and sunlight received by neighbouring properties. Therefore, the proposal is contrary to paragraph 135 of the National Planning Policy Framework, Policies QD6.5 and CC8.5 of the Watford Local Plan 2021-2038 and section 7.3 of the Watford Residential Design Guide 2016.
3. 3.In the absence of appropriate evidence carried out in accordance with imposed conditions 13, 14 and 15 of approved application: 24/00305/FUL it has not been demonstrated that the development protects the amenity of future occupiers of the site and adjacent land uses and their occupants, local amenity and public realm, and that they will not be subject to demonstrable harm. The development is therefore considered to be contrary to paragraph 200 of the National Planning Policy Framework 2023 and Policy CC8.5 of the Watford Local Plan 2021-2038 which both seek to protect amenity of future users of the site, and neighbouring amenity.
4. 4.A legal undertaking has not been completed to secure financial contributions towards the variation of the Borough of Watford (Watford Central Area and West Watford Area) (Controlled Parking Zones) (Consolidation) Order 2023 to restrict the entitlement of the proposed dwellings to parking permits for the controlled parking zones in the vicinity of the site. Without such an undertaking in place, the development would result in additional on-street parking in an already congested area contrary to Policies ST11.1 and ST11.5 of the Watford Local Plan 2021-2038 and Chapter 9 of the National Planning Policy Framework.

From the council's decision notice.

Postcode

WD17 2PZ

Date validated

14 April 2026