Permitted development office-to-residential: developer wins right to build windowless studios in Watford warehouse under relaxed planning rules

A developer has won the right to build and market windowless studio flats barely larger than parking spaces — and deemed a “serious” health risk by council planning inspectors.

The approved refurbishment of a light industrial building on an estate near Watford town centre will see seven of 15 “bedsit/studio accommodations” built with no natural light.

The flats will be as small as 16.5sq m, less than half the 39sq m minimum studio size laid out in the Government’s Nationally Described Space Standard. The largest new flat will be 22sq m, and have only high-level windows.

The warehouse, at 1 Wellstones on a light industrial estate close to Watford High Street, was most recently an upholstery business and has also been a petrol station and a repair workshop for gaming machines.

Rejecting an initial application from developer ISE Investments last December, the council said the flats as proposed would not have adequate light or ventilation, and concluded that their “oppressive environment would have serious impact upon the health of the future occupiers”.

But last week, government planning inspector Steven Rennie overturned the council’s ruling on the grounds that the scheme fell under “permitted development” rights, which allow developers and landlords to turn former commercial premises into housing without having to gain full planning permission.

Buildings must still meet fire safety and other building regulation standards, but councils are only permitted to refuse office-to-residential conversions on limited grounds, such as flooding risk.

The new rules have allowed developers to convert office buildings into flats as small as 13sq m. Many of these buildings, such as the Wellstones scheme, result in families living on industrial estates and alongside busy roads.

Watford Mayor, Peter Taylor, said: “We strongly opposed this sub-standard development because it is the wrong building and location for a residential conversion.

The living space is extremely poor, seven of the homes have no windows, there is no amenity space and residents will step out of the building straight on to a very busy service road.”

ISE Investments, HK Architects and planning consultants cr2 were all approached for comment.

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