Planning refusal for several major building projects made headlines last year, but for these developments that it not the end.

If a council refuses to grant permission for a planning application in its area the applicant can appeal if it thinks the decision went against the area’s development plan or planning policy.

This list contains three significant homebuilding projects that were rejected by Watford Borough Council but could still go through as they have active appeals.

Wellstones

Watford Observer: How the new building would look from the ring road, shown by the arrow.How the new building would look from the ring road, shown by the arrow. (Image: Telereal Trillium)

The biggest of the three, an 89-flat block on land that is currently a pay-and-display car park in Wellstones, had the possibility of an appeal floated by the applicant as soon as it was rejected in May last year.

The appeal process began on January 25, 2024, and a hearing is set to be held on April 25.

Watford Borough Council had judged that its size would make it “appear dominant” and compete with listed buildings including Holy Rood Church. It added that it would cause “significant harm” to residents in an adjacent building, The Clockhouse, in terms of light and outlook.

The appellant’s statement of case disputes both points and claims “residents at the Clock House would enjoy views towards the proposed new building which is of a high design quality and provides interest through a successful mix and variety of materiality and façade proportions.”

The statement of case also suggests that any harm through competing with heritage assets is “low” and “in any case, the public benefits manifestly outweigh the less than substantial harm”.

Strangeways

Watford Observer: A CGI of how the development could looked. A CGI of how the development could looked. (Image: MBL Architecture)

Neighbours said they were “overjoyed” as a development of three three-bed semi-detached homes, one three-bed terraced house, and one five-bed semi-detached house at the rear garden of 32 Strangeways was shot down. However, they may have spoken too soon.

A letter from the Planning Inspectorate confirmed the appeal is valid, in October 2023, after the decision to refuse permission was made in April that year.

In the appellant’s statement of case, added to the planning portal on February 1, it challenges all five reasons for refusal given by Watford Borough Council.

Overall, it claimed that it took all pre-application advice from council officers onboard and therefore questioned “the consistency of the Council’s decision-making on our application” given that it was ultimately refused.

Lower High Street

Watford Observer: How the Lower High Street development would have looked.How the Lower High Street development would have looked. (Image: Benchmark Architects/Watford)

At a meeting in February 2023 councillors voted to refuse permission for a six-storey block of 36 flats in Lower High Street.

It was said that it failed to fit in with the surrounding area and impacted neighbours’ light and privacy.

The council added that residents would get limited daylight and amenities.

The appeal started on January 2, this year, and final comments are needed by Tuesday (February 20).

A document explaining the appeal's grounds set out to argue that the scheme would actually improve the street scene and the council had not taken a “flexible view” in some areas, given the location’s context.