LONDON BOROUGH OF BARNET

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1 LONDON BOROUGH OF BARNET FINCHLEY AND GOLDERS GREEN AREA PLANNING SUB-COMMITTEE 10th October 2005 Agenda Item No. 8 Report of the Head of Planning BACKGROUND PAPERS GENERAL STATEMENT The background papers to the reports contained in the agenda items which follow comprise the application and relevant planning history files, which may be identified by their reference numbers, and other documents where they are specified as a background paper in individual reports. These files and documents may be inspected at: FINCHLEY AND GOLDERS GREEN AREA OFFICE Barnet House 1255 High Road Whetstone London N20 0EJ Contact Officer: Mrs V Bell,

2 FINCHLEY AND GOLDERS GREEN AREA PLANNING SUB- COMMITTEE DATE:10th October 2005 INDEX TO THE REPORT OF THE HEAD OF PLANNING C01938E/05 Childs Hill 7 58 Hodford Road, London, NW11 8NJ. Renewal of planning permission C01938A/00 dated for single storey side and rear extension. APPROVE SUBJECT TO CONDITIONS C13638M/05 Childs Hill West Heath Road, London, NW3 7TH. Demolition of existing house and redevelopment of eleven flats in up to a fivestorey building (including lower level parking and pool) and associated landscaping. (amendment to planning permission C13638/04 dated and Appeal ref. APP/N5090/A/04/ APPROVE SUBJECT TO SECTION 106 AGREEMENT C02317D/05 Childs Hill 22 6 Nant Road, London, NW2 2AJ. Demolition of existing building and erection of a two-storey building with rooms in roof space to provide 4 self-contained flats. APPROVE SUBJECT TO CONDITIONS 2

3 C00467AE/05 Childs Hill 28 The Crown Hotel, Cricklewood Broadway, London, NW2 3ED. Details of Condition 4 of planning permission C00467J/99 relating to site enclosure for refurbishment and extension to create 116-bedroom hotel approved 31/12/01. APPROVE C01784AY/05 East Finchley 31 Vale Farm, Long Lane, London, N2 8JY. Submission of details of air conditioning and ventilation pursuant to Conditions 8 and 10 of planning permission C10784AS dated 11/02/04. APPROVE C07922L/05 East Finchley 34 Land rear of High Road, London, N2 9AB. Demolition of existing store and erection of a new two-storey building to provide an A1/A2 commercial unit. APPROVE SUBJECT TO CONDITIONS C08200P/05 East Finchley East End Road, London, N2 8AU. Conversion of existing car repair workshops, involving partial demolition and partial reconstruction to form six self-contained flats/maisonettes. APPROVE SUBJECT TO SECTION 106 AGREEMENT C16268A/05 East Finchley Leslie Road, London, N2 8BH. Retention of a single storey rear extension. APPROVE SUBJECT TO CONDITIONS 3

4 C15739B/05 Finchley Church End Hendon Lane, London, N3 1SL. Demolition of existing house and construction of a three-storey building to provide a total of 4no. self-contained flats, with 5no. associated car-parking spaces. APPROVE SUBJECT TO CONDITIONS C16125A/05 Finchley Church End Ashley Lane, London, NW4 1PJ. Demolition of existing house and erection of 6 detached houses with rooms in roofspaces and basements. APPROVE SUBJECT TO SECTION 106 AGREEMENT C08556F/05 Garden Suburb 73 QUEENS COURT, Hampstead Way, London, NW117TN. Internal alterations to convert 80 bedsits into 40 self-contained flats (Listed Building Consent). APPROVE SUBJECT TO CONDITIONS C08556E/05 Garden Suburb 77 QUEENS COURT, Hampstead Way, London, NW11 7TN. Internal alterations to convert 80 bedsits into 40 self contained flats. APPROVE SUBJECT TO CONDITIONS TREC00966AB/05 Garden Suburb 84 MEADWAY COURT, Meadway, London, NW116PN. 2 x Ash - Fell Close to Ground Level. Standing in Group G9 of Tree Preservation Order APPROVE SUBJECT TO CONDITIONS 4

5 C01126U/05 Garden Suburb Norrice Lea, London, N2 0RL. Retention of lowered services pit with acoustic fencing housing airconditioning unit and associated plant equipment. Retention of adjacent rubberised play-surface with 1.8m chainlink fence. APPROVE SUBJECT TO CONDITIONS C00901A/05 Garden Suburb 95 First Floor Flat 56 Hoop Lane, London, NW117NH Alteration to roof including gable front end and front and rear dormer windows to facilitate a loft conversion. APPROVE SUBJECT TO CONDITIONS C01126T/05 Garden Suburb Norrice Lea, London, N2 0RL. Construction of front boundary wall. Installation of barbecue, covered bench, gazebo and water feature in rear garden. APPROVE SUBJECT TO CONDITIONS TREC04068F/05 Garden Suburb Southway, London, NW116RU. Oak - Lift Crown over Garden of Meadway Court to give 3.5m Clearance. Standing in Group G4 of Tree Preservation Order APPROVE SUBJECT TO CONDITIONS C01178AD/05 Golders Green 109 MENORAH PRIMARY SCHOOL, 36 Woodstock Avenue, London, NW119SP. Provision of an additional classroom by enclosure of second floor terrace. APPROVE SUBJECT TO CONDITIONS 5

6 C15047B/05 Golders Green 113 2B Hurstwood Road, London, NW11 0AT. Retention of studio flat in loftspace and additional parking space to front. APPROVE SUBJECT TO CONDITIONS C05186G/05 Golders Green Woodlands, London, NW119QU. First floor rear extension. APPROVE SUBJECT TO CONDITIONS C09155C/05 Golders Green Cranbourne Gardens, London, NW11 0HP. First floor side extension and alterations to roof including addition of side/rear dormer window to facilitate a loft conversion. REFUSE C15862C/05 Woodhouse Woodside Grove, London, N12 8QT. Retention of window to ground floor side elevation adjacent to no. 5 (Amendment to planning permission reference C15862A/04 dated ) APPROVE C12791A/05 Woodhouse The Lindens, Friern Park, London, N12 9DJ. Retention of replaced windows at front and rear elevations. APPROVE 6

7 LOCATION: 58 Hodford Road, London, NW11 8NJ. REFERENCE: C01938E/05 Received: 20 Jun 2005 Accepted: 8 Jul 2005 WARD: Childs Hill Expiry: 2 Sep 2005 Final Revisions: APPLICANT: Mr H & Mrs E Golker PROPOSAL: Renewal of planning permission C01938A/00 dated for single storey side and rear extension. RECOMMENDATION: APPROVE SUBJECT TO CONDITIONS 1. This development must be begun not later than three years from the date of this permission. To comply with Section 91 of the Town and Country Planning Act, The materials to be used in the construction of the external surfaces of the building(s) shall match those used in the existing building(s). To safeguard the visual amenities of the building and the surrounding area. 3. The roof of the extension hereby permitted shall only be used in connection with the repair and maintenance of the building and shall at no time be used as a balcony, roof garden or similar amenity or sitting out area, without the benefit of the grant of further specific permission in writing from the Local Planning Authority. To ensure that the amenities of the occupiers of adjoining properties are not prejudiced by overlooking. INFORMATIVE(S):- 1. The plans accompanying this application are:- Site Plan, The reasons for this grant of planning permission or other planning related decision are as follows: - 7

8 i) The proposed development accords with strategic planning guidance and policies as set out in the Mayor's London Plan (published 10 February 2004) and the Adopted Barnet Unitary Development Plan, Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June In particular the following polices are relevant: Adopted Barnet Unitary Development Plan (1991): G1, G18, T1.1, H6.1. Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June 2005: GBEnv1, D2, D3, D5, H27 and: ii) The proposal is acceptable for the following reason(s): The proposals are not considered to have a detrimental impact on the residential amenities of neighbouring occupiers. Additionally, the proposed additions are considered to be in keeping with the character and appearance of the existing dwellinghouse and not to have a detrimental impact on the street scene of this part of Hodford Road. 1. MATERIAL CONSIDERATIONS Relevant Policies in The London Plan (2004) Relevant Unitary Development Plan Policies: Adopted UDP (1991): G1, G18, T1.1, H6.1 UDP Draft deposit modification (approved 28 June 2005): GBEnv1, GBEnv2, D1, D2, D3, D5, H27 Relevant Planning History: C01938A/00: Single storey side and rear extension Granted 2001 C01938B/01: Ground floor side extension to form a self-contained residential unit Refused 2001 C01938C/03: Single storey side extension and conversion of ground floor into two self-contained flats Refused 2003 C01938D/04: Single storey side extension and conversion of ground floor into two self-contained flats Granted 2005 Consultations and views Expressed: Neighbours Consulted: 7 Replies: 3 The occupiers of 71 Hodford Road have raised the following objections: - This is an overdevelopment on such a small site. It is out of character with the surrounding houses; - Parking space in the front garden of the site is inadequate as the development could possibly need six parking spaces, 2 cars for each flat; - Already suffer from noise from late night/early morning arrivals. This is likely to be intensified by this proposal; - The loss of garden space both at the front and rear of the site is quite damaging, both visually and environmentally to the neighbourhood. The occupiers of 75 Hodford Road have raised the following objections: 8

9 - Not aware of application in 2001; - Extension is not appropriate to a semi-detached property and will once again set a precedent in Hodford Road that will in the end destroy the nature of the area; - It is an overdevelopment and will be an eyesore which residents adjacent and opposite will be left to live with apart from causing further parking problems; - The proposal is a commercial enterprise which has no place in Hodford Road. The occupier of 60 Hodford Road has raised the following objections: - Proposal in respect of No. 58 would affect enjoyment of property at No. 60; - Proposed development will come up to the dividing fence between the two properties. Any further replies will be reported at the committee meeting. 2. PLANNING APPRAISAL Site Description and Surroundings 58 Hodford Road is a large semi-detached property located on the east side of the road, between the junctions with Dunstan Road and Helenslea Avenue. The property has previously been converted into two flats and the application site in this case is the ground floor. Proposals This application is for the renewal of previous planning permission (ref: C01938A/00) granted in 2001 for the construction of a ground floor side and rear extension. The proposed side addition would be set back 0.3 metres behind the main front building line and extend to the side of the existing property by a distance of 2.6 metres. The proposed side extension would measure the depth of the side elevation adjacent to No. 60 and link into the proposed rear extension. The proposed rear addition would measure 3.5 metres (deep), 3.7 metres wide and would extend to a maximum height of 3.8 metres to include a crown pitched roofline. This roofline would also be replicated to the proposed side extension. A side access to the rear garden with a minimum width of 0.6 metres would be retained between the side flank wall of the proposed side extension and the common boundary with No. 60. Material Planning Considerations The proposed extension was considered in an identical form in 2001 to be acceptable and in keeping with Council Policies and Guidelines at that time. The proposed extensions are still considered to be in keeping with current policies and guidelines. 9

10 Given the nature of the extensions being at ground floor only and the restricted depth of the rear extension, along with the retention of a gap to the common boundary, the proposals are not considered to have a detrimental impact on the residential amenities of neighbouring occupiers. Additionally, the proposed additions are considered to be in keeping with the character and appearance of the existing dwellinghouse and not to have a detrimental impact on the street scene of this part of Hodford Road. 3. COMMENTS ON THE GROUNDS OF OBJECTIONS Mainly considered in the above appraisal. It should be noted that concerns raised over car parking and the creation of flats at the application site do not relate to the development being considered in this application. This has been the subject of a previous application which has previously been granted planning permission. 4. CONCLUSION The proposed ground floor rear and side extensions are in keeping with Council Policies and Guidelines and this application is therefore recommended for APPROVAL. 10

11 58 Hodford Road, NW11 HELENSLE A AVENUE HODFORD ROAD Based on the Ordnance Survey mapping with the permission of the Controller of Her Majesty s Stationary Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. London Borough of Barnet LA

12 LOCATION: 67 West Heath Road, London, NW3 7TH. REFERENCE: C13638M/05 Received: 28 Jul 2005 Accepted: 28 Jul 2005 WARD: Childs Hill Expiry: 27 Oct 2005 Final Revisions: APPLICANT: Aquarius Developments PROPOSAL: Demolition of existing house and redevelopment of eleven flats in up to a five-storey building (including lower level parking and pool) and associated landscaping. (amendment to planning permission C13638/04 dated and Appeal ref. APP/N5090/A/04/ RECOMMENDATION I: That the Borough Solicitor or Head of Planning be instructed to invite the applicant and any other person having a requisite interest to enter by way of an agreement into a planning obligation under s106 of the Town and Country Planning Act 1990 and any other legislation which the Borough Solicitor considers is necessary for the purpose of seeking to secure the following: (a) The contribution of 17,962 (index linked) towards education provision within the Borough. (b) All repayments in (a) above to become payable in their entirety within 28 days following the material start of the building implementing the planning permission with prior written notice to the Head of Planning 14 days before implementation of the development. (c) The paying of the council's legal and professional costs in preparing the agreement and any other enabling agreements. RECOMMENDATION II: That upon completion of such agreement the Director of Environment or Head of Planning be instructed to approve planning application ref: C13638M/05 under delegated powers subject to the following conditions:- 1. This development must be begun not later than three years from the date of this permission. To comply with Section 91 of the Town and Country Planning Act, Before the development hereby permitted is occupied the parking spaces/garages shown on Plan L(--)02D shall be provided and shall not be used for any purpose other than the parking of vehicles in connection with the approved development. 12

13 To ensure that parking is provided in accordance with the council's standards in the interests of pedestrian and highway safety, the free flow of traffic and in order to protect the amenities of the area. 3. No structure or erection with a height exceeding 1.05m above footway level shall be placed along the frontage(s) of West heath Road from a point 2.4m from the highway boundary for a distance of 2.4m on both sides of the vehicular access(es). To prevent danger, obstruction and inconvenience to users of the adjoining highway and the premises. 4. Before the development hereby permitted commences, details of the materials to be used for the external surfaces of the building(s) and hard surfaced areas shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with such details as approved. To safeguard the visual amenities of the locality. 5. Before the development hereby permitted is brought into use or occupied the site shall be enclosed except at the permitted points of access in accordance with details previously submitted to and approved in writing by the Local Planning Authority. To ensure that the proposed development does not prejudice the appearance of the locality and/or the amenities of occupiers of adjoining residential properties and to confine access to the permitted points in the interest of the flow of traffic and conditions of general safety on the adjoining highway. 6. Before the development hereby permitted commences on site, details of all extraction and ventilation equipment shall be submitted to and approved by the Local Planning Authority and implemented in accordance with agreed details before the use is commenced. To ensure that the proposed development does not prejudice the enjoyment or amenities of occupiers of adjoining residential properties. 7. No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority and these works shall be carried out as approved. To ensure a satisfactory appearance to the development. 13

14 8. All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with a programme agreed with the local planning authority. To ensure a satisfactory appearance to the development. 9. No development shall take place until full details of trees to be retained and removed, as well as works to retained trees, have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details. To ensure a satisfactory appearance to the development. 10. Any existing tree shown to be retained or trees or shrubs to be planted as part of the approved landscaping scheme which are removed, die, become severely damaged or diseased within five years of the completion of development shall be replaced with trees or shrubs of appropriate size and species in the next planting season. To ensure a satisfactory appearance to the development. 11. No development shall take place until a landscape management plan, including long term objectives, management responsibilities and maintenance schedules for the site, has been submitted to and approved in writing by the local planning authority. The landscape management plan shall be carried out in accordance with the approved details. To ensure a satisfactory appearance to the development. 12. Before this development is commenced details of the location, extent and depth of all excavations for drainage and other services in relation to trees on the site shall be submitted and approved in writing by the Local Planning Authority and the development carried out in accordance with such approval. To safeguard the health of existing tree(s) which represent an important amenity feature. 13. No development shall take place until details of site works, including the location of site huts and storage compounds, and tree protection 14

15 measures, including temporary fencing, have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details. The approved fencing shall be in place before any equipment, machinery or materials are brought on to the site and shall remain in position until after the development works are completed and no material or soil shall be stored within the fenced areas. To safeguard the health of existing tree(s) which represent an important amenity feature. 14. Provisions shall be made within the site to ensure that all vehicles associated with the construction of the development hereby approved are properly washed and cleaned to prevent the passage of mud and dirt onto the adjoining highway. To ensure that the development does not cause danger and inconvenience to users of the adjoining pavement and highway. 15. No construction work resulting from the planning permission shall be carried out on the premises at any time on Sundays, Bank or Public Holidays, before 8.00 am or after 1.00 pm on Saturdays, or before 8.00 am or after 6.00pm on other days unless previously approved in writing by the Local Planning Authority. To ensure that the proposed development does not prejudice the amenities of occupiers of adjoining residential properties. 16. Before this development is commenced, details of the levels of the building(s), road(s) and footpath(s) in relation to adjoining land and highway(s) and any other changes proposed in the levels of the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with such details as approved. To ensure that the work is carried out at suitable levels in relation to the highway and adjoining land having regard to drainage, gradient of access and the amenities of adjoining occupiers and the health of any trees on the site. 17. The proposed windows and other glazed areas above boundary fence level in the north and south elevations of the building shall be glazed with obscure glass only and fixed shut in accordance with details to be submitted to and approved in writing by the local planning authority prior to the building being occupied. The obscure glazing and the extent of opening subsequently approved shall be provided before the flats to which the windows and other areas relate to are occupied and be permanently retained as such thereafter unless otherwise agreed in writing with the local planning authority. 15

16 To safeguard the privacy and amenities of occupiers of adjoining residential properties. 18. Details of privacy screens to the balconies hereby approved and the means of enclosure, shall be submitted to and approved in writing by the local planning authority. The screens and enclosure subsequently approved shall be provided before the flats are occupied and be permanently retained as such thereafter unless otherwise agreed in writing with the local planning authority. To safeguard the privacy and amenities of occupiers of adjoining residential properties. 19. Before the development hereby permitted commences, details of enclosures and screened facilities for the storage of recycling containers and wheeled refuse bins or other refuse storage containers where applicable, together with a satisfactory point of collection shall be submitted to and approved in writing by the Local Planning Authority and shall be provided at the site in accordance with the approved details before the development is occupied. To ensure a satisfactory appearance for the development and satisfactory accessibility; and to protect the amenities of the area. 20. Before the building hereby permitted is occupied the proposed window(s) in the south elevation of the north building at level 02 and level 03 facing the south building shall be glazed with obscure glass only and shall be permanently retained as such thereafter and shall be permanently fixed shut with only a fanlight opening, unless otherwise agreed in writing by the Local Planning Authority. To safeguard the privacy and amenities of occupiers of adjoining residential properties. INFORMATIVE(S):- 1. The plans accompanying this application are:- L(--)01 S; L(--)02 D; L(--)03D; L(--)04D; L(--)05D; L(--)06D; L(--)07; L(-- )10 E; L(--)11E; L(--)12E; L(--)13E; L(--)14E; L(--)15E; L(--)16E; L(-- )17E; L(--)18E; L(--)19E; ; L(--)31D; L(--)32D; L(--)33A; L(--)34A; L(-- )35A; L(--)36A; L(--)37A. 2. The reasons for this grant of planning permission or other planning related decision are as follows: - i) The proposed development accords with strategic planning guidance and policies as set out in the Mayor's London Plan (published 10 February 2004) and the Adopted Barnet Unitary Development Plan, Unitary Development Plan Revised Deposit Draft Modifications, 16

17 approved 28 June In particular the following polices are relevant: Adopted Barnet Unitary Development Plan (1991): G1, G3, T1.1, T1.2, T1.3, E2.1, E6.2, EDN1.1, H1.1, H3.1, H3.2, H3.3, H3.4, M2.1, M5.2, M6.1. Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June 2005: GBEnv1, GBEnv4, Env13, D1, D2, D3, D4, D5, D6, D7, D8, D9, D10, D11, D12, D13, M4, M11, M12, M13, M14, M16, H17, H18, H20, H21, H26, CS8. and: ii) The proposal is acceptable for the following reason(s): - The proposal will be in harmony with the character and appearance of the area, preserves and provides adequate amenity, will safeguard trees of special amenity value and provides satisfactory parking, turning space and access. RECOMMENDATION III: That if the the agreement outlined in Recommendation I has not been completed by the 25/10/05 or if the applicants agent has stated in writing that he wishes the application to be determined in the absence of the agreement or undertaking, whichever is the sooner, the Head of Planning be directed to refuse the application under delegated powers for the following reason; The proposed development lies within an area where there is currently a shortage of school places and no undertaking is given to meet the extra educational costs arising as a result of the development. The proposed development would be contrary to policy EDN1.1 of the Barnet Unitary Development Plan (1991) and policy CS8 of the Revised Deposit Draft Unitary Development Plan Modifications (2005). 1. MATERIAL CONSIDERATIONS Relevant Unitary Development Plan Policies: Barnet Unitary Development Plan (1991): G1, G3, T1.1, T1.2, T1.3, E2.1, E6.2, EDN1.1, H1.1, H1.2, H3.1, H3.2, H3.3, H3.4, M2.1, M5.2, M6.1. Barnet Revised Deposit Draft Modifications (2005): GBEnv1, GBEnv4, Env13, D1, D2, D3, D4, D5, D6, D7, D8, D9, D10, D11, D12, D13, M4, M11, M12, M13, M14, H16, H17, H18, H20, H21, H26, CS8. Relevant Planning History: C13638C- Demolition of existing house and redevelopment of eleven flats in up to a five storey building. (including lower level parking and pool) and associated landscaping- Refused 10/03/04 being a reversal of the officers recommendation. ALLOWED ON APPEAL Consultations and views Expressed: Neighbours Consulted: 54 Replies: 7 17

18 The objections can be summarised as follows; The proposal would be out if character; Proposal would be incongruous in the context of the surrounding area; Increase pressure upon education provision; Loss of property value; Loss of greenery; Loss of outlook; Overdevelopment of the site; Loss of amenity space; Noise and disturbance from development; Loss of privacy; Loss of light; Psychological effect and mental pressure upon neighbours; Increase in traffic; Increase in kerbside parking; Detriment to highway safety; The proposal would be visually obtrusive; The proposal would be detrimental to the character and appearance of the area; Demolition already causing disturbance and upheaval; It is hoped that the surrounding trees and landscaping will be preserved; Loss of trees. LBB Traffic and Transportation: No objection. Trees and Landscaping: Concerns raised with regard to the impact upon trees of proposed excavation. The plans have been amended in order to address these concerns. 2. PLANNING APPRAISAL Site Description, Surroundings and Proposal The application site is on the west side of West Heath Road. The surrounding area is residential in character, being comprised of large detached buildings set in spacious garden areas. The application site consists of detached dwellinghouse sited 35m to 40m from the front boundary of the site. Planning permission has been allowed on appeal for the redevelopment of the site to provide eleven flats in a part four part five storey building with parking and swimming pool at lower ground floor level (ref C13638C- dated 11/12/04). As with the allowed application the current application proposes eleven flats. The proposed building, which is effectively split into two connected blocks, is part four, part five storeys in height with the footprint and siting comparable to that allowed on appeal. However, a number of amendments are proposed to that allowed and these can be summarised as follows; Additional windows in northern elevation of northern block facing towards 69 West Heath Road. 18

19 Revised siting of the western wall to rear. Revised wall will remain within extent of balconies as approved. Additional glass doors to south elevation of northern block. Increase in height of curved timber screen to 1.5m above finished floor level at third floor level. Additional windows in the southern elevation of southern block facing towards 63 West Heath Road. Revised positioning of windows in eastern elevation facing front. Relocation of condenser units from roof to basement level. Increased depth of excavation at lower ground floor level. The proposal comprises 8 nos 3 bedroom flats and 3 nos 4 bedroom flats as opposed to 9 nos 3 bedroom flats and 2 nos 4 bedroom flats as approved. Material Planning Considerations UDP policy requires new residential developments to harmonise with and respect the character of the area; be well laid out in terms of access, car parking and landscaping; provide and preserve adequate daylight, outlook and residential amenity; provide a safe and secure residential environment; and to maintain privacy and prevent overlooking. The amended proposal involves additional windows facing towards 69 and 63 West Heath Road serving a mixture of habitable and non habitable rooms. Those facing towards 69 West Heath Road are to be obscure glazed and fixed shut in accordance with details to be submitted to the local planning authority. The windows facing toward 63 West Heath Road that would overlook 63 and detract from privacy are also to be to be obscure glazed and fixed shut in accordance with details to be submitted. However, a number windows located at lower ground and ground floor levels will not result in loss of privacy due to their relatively low height in relation to the boundary and adjoining property. These windows can therefore be fully openable and clear glazed. Further additional windows are proposed to the front. These are considered acceptable in terms of their siting and appearance. A minor alteration to the rear, involving the repositioning of the rear wall and increased height of the balcony screens, are also proposed. These amendments will have only a limited impact upon the appearance of the building. The resultant building will remain acceptable in terms of its appearance. The increase in the number of 4 bedroom flats from 2 to 3 is considered acceptable. The overall number of units does not change with the number of 3 bedroom units merely decreasing. As with the allowed scheme, the proposal provides a satisfactory number of off street spaces, turning areas and access. The proposal will not result in an increase in kerbside parking or detriment to highway safety. As with that allowed on appeal, the amended proposal will be in harmony with and respects the character and appearance of the surrounding area. The proposal preserves the amenity of neighbouring occupiers and provides 19

20 adequate amenity for future occupiers. The proposal will not result in overlooking as to detract from the privacy of neighbouring occupiers. The additional excavation is in accordance with the detailed method working statement that has been approved in pursuant to the scheme allowed on appeal. The proposed amendments would not harm the health of trees of amenity value in proximity to the application site. UDP policy requires the applicant to meet the extra educational cost incurred by the community as a result of the development. In order to comply with this the applicant is required to enter into a S106 agreement involving contribution of 17, COMMENTS ON THE GROUNDS OF OBJECTIONS Materials considerations raised have been covered in the above appraisal. 4. CONCLUSION The proposal will be in harmony with the character and appearance of the area, preserves and provides adequate amenity, will safeguard trees of special amenity value and provides satisfactory parking, turning space and access. The application complies with UDP policy and approval is recommended. 20

21 67 WEST HEATH ROAD, LONDON NW3 C13638M/05 WESTOVER HILL WEST HEATH ROAD WEST HEATH GARDENS WEST HEA Based on the Ordnance Survey mapping with the permission of the Controller of Her Majesty s Stationary Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. London Borough of Barnet LA

22 LOCATION: 6 Nant Road, London, NW2 2AJ. REFERENCE: C02317D/05 Received: 15 Aug 2005 Accepted: 25 Aug 2005 WARD: Childs Hill Expiry: 20 Oct 2005 Final Revisions: APPLICANT: Mr G F Chiapetta PROPOSAL: Demolition of existing building and erection of a twostorey building with rooms in roof space to provide 4 self-contained flats. RECOMMENDATION: APPROVE SUBJECT TO CONDITIONS 1. This development must be begun not later than five years from the date of this permission. To comply with Section 91 of the Town and Country Planning Act, Before this development is commenced, details of the levels of the building(s), road(s) and footpath(s) in relation to adjoining land and highway(s) and any other changes proposed in the levels of the site shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with such details as approved. To ensure that the work is carried out at suitable levels in relation to the highway and adjoining land having regard to drainage, gradient of access and the amenities of adjoining occupiers and the health of any trees on the site. 3. Before the development hereby permitted commences, details of the materials to be used for the external surfaces of the building(s) and hard surfaced areas shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with such details as approved. To safeguard the visual amenities of the locality. 4. Before the development hereby permitted is brought into use or occupied the site shall be enclosed except at the permitted points of access in accordance with details previously submitted to and approved in writing by the Local Planning Authority. 22

23 To ensure that the proposed development does not prejudice the appearance of the locality and/or the amenities of occupiers of adjoining residential properties and to confine access to the permitted points in the interest of the flow of traffic and conditions of general safety on the adjoining highway. 5. No construction work resulting from the planning permission shall be carried out on the premises at any time on Sundays, Bank or Public Holidays, before 8.00 am or after 1.00 pm on Saturdays, or before 8.00 am or after 6.00pm on other days unless previously approved in writing by the Local Planning Authority. To ensure that the proposed development does not prejudice the amenities of occupiers of adjoining residential properties. 6. A scheme of hard and soft landscaping, including details of existing trees to be retained, shall be submitted to and agreed in writing by the Local Planning Authority before the development, hereby permitted, is commenced. To ensure a satisfactory appearance to the development. 7. All work comprised in the approval scheme of landscaping shall be carried out before the end of the first planting and seeding season following occupation of any part of the buildings or completion of the development, whichever is sooner, or commencement of the use. To ensure a satisfactory appearance to the development. 8. Any existing tree shown to be retained or trees or shrubs to be planted as part of the approved landscaping scheme which are removed, die, become severely damaged or diseased within five years of the completion of development shall be replaced with trees or shrubs of appropriate size and species in the next planting season. To ensure a satisfactory appearance to the development. 9. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no development otherwise permitted by any of Classes A, B, C, D & E of Part 1 to Schedule 2 of that Order shall be carried out within the area of the dwellinghouse hereby approved without the prior written permission of the local planning authority. To safeguard the amenities of neighbouring occupiers and the general locality. 23

24 10. Before the development hereby permitted is occupied the parking spaces shown on Plan 327/402 REV D shall be provided and shall not be used for any purpose other than the parking of vehicles in connection with the approved development. To ensure that parking is provided in accordance with the council's standards in the interests of pedestrian and highway safety, the free flow of traffic and in order to protect the amenities of the area. INFORMATIVE(S):- 1. The plans accompanying this application are:- Plan Nos. 372/050; 327/002; 327/400 REV D; 327/001; 327/002; 327/401 REV D; 327/402 REV D. 2. The reasons for this grant of planning permission or other planning related decision are as follows: - i) The proposed development accords with strategic planning guidance and policies as set out in the Mayor's London Plan (published 10 February 2004) and the Adopted Barnet Unitary Development Plan, Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June In particular the following polices are relevant: Adopted Barnet Unitary Development Plan (1991): G1 (Character / Environment), G18 (Residential Character), H6.1 (Extensions), and T1.1 (Character / Design Issues). Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June 2005: GBEnv1 (Character), D2 (Built Environment / Character), and H27 (Extensions to Houses and Detached Buildings), and: ii) The proposal is acceptable for the following reason(s): - The proposal would be in keeping with Council Policies and Design Guidance that seek to preserve the amenities of neighbouring occupiers. The building would not be overbearing or cause unacceptable overshadowing, loss of light, privacy or outlook. The design of the building is such that it would also comply with Council Policies and Design Guidance that seek to preserve the character of areas and individual buildings. The property would meet Council parking and amenity standards. 1. MATERIAL CONSIDERATIONS Relevant Unitary Development Plan Policies: Adopted UDP (1991): G1, G2, G18, G21, T1.1, T1.2, T1.3, E6.1, EDN1.1, H1.1, H1.2, H3.2, H3.4, H4.1, H4.2, M2.1, M6.1 24

25 Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June 2005: GSD, GBEnv1, GBEnv2, D1, D2, D3, D4, D5, D6, D7, D8, D9, D11, M4, M8, M11, M12, M13, M14, H16, H17, H18, H21 Relevant Planning History: C02317: Addition of two bathrooms: Granted 1969 C02317A/03: Two-storey front, side and rear extensions and loft conversion involving rear roof light. Conversion of the extended building to 4no. selfcontained flats: Refused 2004 C02317B/03: Two storey front, side and rear extensions and loft conversion involving rear roof light. Conversion of the extended building to form three dwelling houses: Refused 2004 C02317C/05: Demolition of existing building and erection of a two-storey building with rooms in roof space to provide 4 self-contained flats: Withdrawn 2005 Consultations and Views Expressed: Neighbours Consulted: 12 Replies: 2 The owner of 8 Nant Road has objected on the following grounds: Problems when demolish as property has a party wall There are problems of subsidence The ground floor extension will cut out their light Will change the character of the area Flats will result in increased noise and disturbance Will bring added pressure on the parking situation The rubbish bins will create smells and look unsightly The owner of 10 Nant Road has objected on the following grounds: Will have a detrimental impact on the traffic situation Will change the character of the street Will block out light Will result in increase noise and disturbance 2. PLANNING APPRAISAL The site in question is an end of terrace property in Nant Road. Neighbouring the property on the other side of the terrace is the entrance and parking area to Nant Court. The site is currently in bad condition and the existing two storey side extension is coming away from the main house. The property is currently in use as two, two bedroom flats. There is currently no off street parking provision. The application proposes to demolish the existing property and erect a new end of terrace property that will comprise of four flats. There are proposed to be two, two bedroom flats and two, one bed flats. The new dwelling will have a similar footprint to that of the existing house. The property will extend 1.3m deeper at ground floor level than the existing rear 25

26 wall of the house for a width of 3.5m. The house will then extend a further 1.1m. This projection is not considered to harm the amenities of the neighbouring resident. The neighbour at number 8 Nant Road has a conservatory extension which extends beyond the line of the proposed new dwelling. At first floor level, the rear wall will align with the rear wall of number 8 Nant Road. The proposed dwelling will extend 3.4m further forward than the existing side extension but will still be set back from the front boundary at ground and first level by 1.5m. The height of the new dwelling will align with the row of terraces. The design of the proposed new dwelling is considered to be compatible with the design of the street. The site has more than the required amount of amenity space for the four flats. The application proposes one off street parking space. This is considered sufficient for the development. There are two, two bed units as existing and therefore the additional demand will be as a result of the two one bed flats. It is considered that provision of one space in this location is acceptable. Bin storage has been provided and this is enclosed and mainly hidden behind the fence. The application was originally proposed with an external staircase and large balcony but the staircase has been removed and the balcony reduced to a level that is considered not to create problems of overlooking. The proposed development is not considered to harm the amenities of neighbouring residents or be detrimental on the character of the street scene and is therefore recommended for APPROVAL. 26

27 6 Nant Road C02317D/05 Based on the Ordnance Survey mapping with the permission of the Controller of Her Majesty s Stationary Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. London Borough of Barnet LA

28 LOCATION: The Crown Hotel, Cricklewood Broadway, London, NW2 3ED. REFERENCE: C00467AE/05 Received: 22 Aug 2005 Accepted: 22 Aug 2005 WARD: Childs Hill Expiry: 17 Oct 2005 Final Revisions: APPLICANT: John Bennett PROPOSAL: Details of Condition 4 of planning permission C00467J/99 relating to site enclosure for refurbishment and extension to create 116-bedroom hotel approved 31/12/01. RECOMMENDATION: APPROVE INFORMATIVE(S):- 1. The plans accompanying this application are:- 1078/C/102 REV C; 1078/C/103 REV A. 2. The reasons for this grant of planning permission or other planning related decision are as follows: - i) The proposed development accords with strategic planning guidance and policies as set out in the Mayor's London Plan (published 10 February 2004) and the Adopted Barnet Unitary Development Plan, Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June In particular the following polices are relevant: Adopted Barnet Unitary Development Plan (1991): G1 (Character / Environment), G18 (Residential Character), H6.1 (Extensions), and T1.1 (Character / Design Issues). Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June 2005: GBEnv1 (Character), D2 (Built Environment / Character), and H27 (Extensions to Houses and Detached Buildings), and: ii) The proposal is acceptable for the following reason(s): - The proposal would be in keeping with Council Policies and design Guidance that seek to preserve the amenities of neighbouring occupiers. 28

29 1. MATERIAL CONSIDERATIONS Adopted Unitary Development Plan (1991):T1.1, G18 Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June 2005: D1, D2, D5, GBEnv1 Relevant Planning History: C00467J/99: Refurbishments and extensions at rear and side of existing building comprising a part single, three and five storey building at side fronting Yew Grove, a tiered three storey building at rear creating 116 bedroom hotel with ancillary bars, restaurant and function room, two basement levels including swimming pool and staff facilities together with parking provision for 41 cars with access from Cricklewood Broadway. Service vehicle/coach layby at front: Granted 2001 Consultations and Views Expressed: Neighbours Consulted: 50 Replies: 0 Any comments will be reported verbally to the committee. PLANNING APPRAISAL: The application relates to details regarding the site enclosure at the Crown Hotel. The hotel was granted consent in 2001 with a condition that they would submitted details in writing to the Local Planning Authority relating to site enclosure. The walls, fences and landscaping treatments surrounding the development are considered acceptable and do not harm the character of the area. They are not considered to be out of keeping with the street scene. Neighbouring the property at 1 Yew Grove, there are proposed to be two bollards to prevent vehicle parking and access. At present there is one bollard which is considered to serve the purpose but the second is proposed and should be installed in accordance with the plan as recommended for approval as part of this application. The bollard is to prevent noise and disturbance generated from cars along the boundary with the residential property of 1 Yew Grove. The site enclosures are not considered to harm the character of the area or harm the amenities of neighbouring residents and is therefore recommended for APPROVAL. 29

30 The Crown Hotel, Crickelwood Broadway C00467AE/05 ELM GROVE ELM GROVE YEW GROVE ASH GROVE Based on the Ordnance Survey mapping with the permission of the Controller of Her Majesty s Stationary Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. London Borough of Barnet LA

31 LOCATION: Vale Farm, Long Lane, London, N2 8JY. REFERENCE: C01784AY/05 Received: 24 Mar 2005 Accepted: 24 Mar 2005 WARD: East Finchley Expiry: 19 May 2005 Final Revisions: APPLICANT: Nick Foyle PROPOSAL: Submission of details of air conditioning and ventilation pursuant to Conditions 8 and 10 of planning permission C10784AS dated 11/02/04. RECOMMENDATION: APPROVE INFORMATIVE(S):- 1. The plans accompanying this application are:- Report (rev2) , from Nicholas Foyle dated 08/09/ MATERIAL CONSIDERATIONS Relevant Policies: Adopted Barnet UDP (1991): G1, G18 UDP Draft Deposit Modifications (28/06/05): GBEnv1 Relevant Planning History: - C01784BA/05 Submission of details of validation report pursuant to Condition 11 of planning permission C01784AS/04 dated APPROVED 05/09/ C01784AU/04 Submission of details of materials (Condition 5), and sound insulation (Condition 9) pursuant to planning permission C01784AS/04 dated GRANTED 08/04 - C01784AT/04 Submission of details of levels (Condition 4), landscaping (Condition 12), site drainage (Condition 16) and estate road (Condition 17) pursuant to planning permission C01784AS dated GRANTED 08/04 - C01784AS/04 Erection of 2no. two storey (plus rooms in roofspace) blocks to provide 16no. houses following demolition of Vale Farm House. Provision of 22no. car parking spaces with access points on Long Lane and Font Hills GRANTED 02/04 - C01784AR/03 Erection of 2no. two storey (plus rooms in roofspace) blocks to provide a total of 16no. houses following demolition of Vale 31

32 Farm House. Provisions of 22no. car parking spaces with access from The Mead and Font Hills REFUSED 12/03 - C01784AQ/03 Erection of 2no. two-storey (plus rooms in roofspace) blocks to provide a total of 16no. houses following demolition of Vale Farm House. Provision of 22no. car parking spaces with access from The Mead and Font Hills WITHDRAWN 10/03 - C01784AP/03 Erection of 2no. two-storey (plus rooms in roofspace) blocks to provide a total of 16no. houses following demolition of Vale Farm House. Provision of 14no. car parking spaces with access from The Mead WITHDRAWN 06/03 - C01784H 29 three-bedroom units and 12 four-bedroom units (nonlocal authority housing) granted 1972 Consultations and Views Expressed: Neighbours Consulted: 0 Replies: 0 This application has been brought to the committee as a request of Councillor Rogers 2. PLANNING APPRAISAL This application relates to the discharge of conditions 8 and 10 (Air Conditioning and Ventilation) from planning permission C01784AS/03 for the erection of 2 two-storey (plus rooms in the roof) blocks to provide a total of 16 houses following the demolition of Vale Farm House in East Finchley. The development has now been completed and is occupied. The scheme includes 2no. terrace blocks of 8 houses. Each terrace measures 38.7 metres long by 10.4 metres deep. The terraces are 9.0 metres high to the ridge of the pitched roof. The terraces are finished with gable-ends at the flanks with the two disabled units (located at the western end of the terraces) having large gable features on the north facing elevations. A Ventilation Scheme Report and details relating to the maintenance scheme were submitted. The Environmental Health department has now confirmed that they are satisfied with the information provided in respect of both conditions. The application is considered acceptable. It is recommended for conditions 8 and 10 to be discharged. 32

33 Vale Farm, Long Lane, N2 8JY C01784AY/05 Based on the Ordnance Survey mapping with the permission of the Controller of Her Majesty s Stationary Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. London Borough of Barnet LA

34 LOCATION: Land rear of High Road, London, N2 9AB. REFERENCE: C07922L/05 Received: 9 Aug 2005 Accepted: 9 Aug 2005 WARD: East Finchley Expiry: 4 Oct 2005 Final Revisions: APPLICANT: Mr M Costi PROPOSAL: Demolition of existing store and erection of a new twostorey building to provide an A1/A2 commercial unit. RECOMMENDATION: APPROVE SUBJECT TO CONDITIONS 1. This development must be begun not later than five years from the date of this permission. To comply with Section 91 of the Town and Country Planning Act, The materials to be used in the construction of the external surfaces of the building(s) shall match those used in the existing building(s). To safeguard the visual amenities of the building and the surrounding area. 3. Before the development hereby permitted commences, details of enclosures and screened facilities for the storage of recycling containers and wheeled refuse bins or other refuse storage containers where applicable, together with a satisfactory point of collection shall be submitted to and approved in writing by the Local Planning Authority and shall be provided at the site in accordance with the approved details before the development is occupied. To ensure a satisfactory appearance for the development and satisfactory accessibility; and to protect the amenities of the area. 4. The roof of the extension hereby permitted shall only be used in connection with the repair and maintenance of the building and shall at no time be used as a balcony, roof garden or similar amenity or sitting out area, without the benefit of the grant of further specific permission in writing from the Local Planning Authority. To ensure that the amenities of the occupiers of adjoining properties are not prejudiced by overlooking. 34

35 5. The premises hereby permitted shall only be used for A1 or A2 unless otherwise approved in writing by the Local Planning Authority. To protect the amenities of neighbouring residents. 6. The use hereby permitted shall not be open to customers before 9am or after 5.30pm on weekdays and Saturday or before 11am or after 4pm on Sundays. To safeguard the amenities of neighbouring residents. INFORMATIVE(S):- 1. The plans accompanying this application are:- P02-00a; P08-00a; E08-00; E01-00; E01-01; E The reasons for this grant of planning permission or other planning related decision are as follows: - i) The proposed development accords with strategic planning guidance and policies as set out in the Mayor's London Plan (published 10 February 2004) and the Adopted Barnet Unitary Development Plan, Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June In particular the following polices are relevant: Adopted Barnet Unitary Development Plan (1991): G1 (Character / Environment), G18 (Residential Character), H6.1 (Extensions), and T1.1 (Character / Design Issues). Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June 2005: GBEnv1 (Character), D2 (Built Environment / Character), and H27 (Extensions to Houses and Detached Buildings), and: ii) The proposal is acceptable for the following reason(s): - The development would be in keeping with Council Policies and Design Guidance that seek to preserve the amenities of neighbouring occupiers. The proposal would not be overbearing or cause unacceptable overshadowing, loss of light, privacy or outlook. The design of the extension is such that it would also comply with Council Policies and Design Guidance that seek to preserve the character of areas and individual properties. 35

36 1. MATERIAL CONSIDERATIONS Adopted Unitary Development Plan (1991): T1.1, G18 Unitary Development Plan Revised Deposit Draft Modifications, approved 28 June 2005: D1, D2, D4, GBEnv1 Relevant Planning History: C07922H/00: Erection of a two storey house: refused Appeal dismissed 2001 C07922J/03: Erection of new three storey, one bedroom dwelling house following demolition of existing storage building: Refused 2004 C07922K/04: Erection of a new one-bedroom dwelling house following demolition of existing storage building: Refused 2004 Consultations and Views Expressed: Neighbours Consulted: 11 Replies: 3 The owners of 14, 5 and 1 Lewis Gardens have objected on the following grounds: The storage area is used for storage space and bins Will add increased congestion Will have an adverse impact on the visual and residential amenity of the area PLANNING APPRAISAL: The site in question is the rear of 332 High Road. 334 and 332 High Road are a pair of shops with their frontages facing the High Road. The site in question is to the rear of the shop at 332 high Road and neighbouring 1 Lewis Gardens. Lewis Gardens is predominantly a residential street. There is a garage workshop at the top of Lewis Gardens opposite the subject land. On the site, there are currently some storage units that are in a poor condition. The application proposes to utilise this space currently occupied by the units to create an A1/A2 unit. The application would involve utilising the space between the existing store rooms and the rear of the shop. The unit would have an entrance from Lewis Gardens. The storage units would be demolished and a new building built but there will still be storage space on the site. The existing storage area will continue to be used for this purpose. The previous applications for residential units were considered unacceptable but this is considered to be a more appropriate use for the site. The storage units will still remain and the development will now only be single storey as opposed to two storey. There is no need for amenity provision and it is not considered necessary to provide parking for the development. A retail/a2 unit is considered to be acceptable in this location. It is on the edge of the main High Road and there is a garage workshop opposite the site. This part of Lewis Gardens is not residential. Amended plans have been submitted to lower the height of the roof to reduce the impact on the street scene and the flats above the shops on the High Road. It is not considered that the proposal will harm the amenities of the neighbouring residents or harm the character of the street scene and therefore the application is recommended for APPROVAL. 36

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