Recommendation: Approve subject to conditions

Transcription

1 Location Green Oaks Pine Grove London N20 8LB Reference: 14/07974/FUL Received: 16th December 2014 Accepted: 16th December 2014 Ward: Totteridge Expiry 10th February 2015 Applicant: Mr Mayur Jethwa Proposal: Demolition of existing building and erection of two storey house including rooms in roof space and lower ground floor level Recommendation: Approve subject to conditions 1 The development hereby permitted shall be carried out in accordance with the following approved plans: Revised Design and Access Statement (revised February 2015) including Arboricultural Report TPP Ref. TPP 14/ Rev 2; Visualisations; Drawing no P01; Drawing no P02; Drawing no P05 Rev A; Drawing no P06 Rev A; Drawing no P07; Drawing no P08; Drawing no P09; Drawing no P10; Drawing no P11; Drawing no P12; Drawing no P13; Drawing no P14; Drawing no P50 Rev A; Drawing no P129; Drawing no P120 Rev C; Drawing no P131 Rev D; Drawing no P132 Rev C; Drawing no P133 Rev C; Drawing no P134 Rev C; Drawing no P135 Rev C; Drawing no P136 Rev C; Drawing no P137 Rev C; Drawing no P138 Rev C; Drawing no P139 Rev C; Drawing no P140 Rev C; Drawing no P141 Rev C; Drawing no P142; Drawing no P143; Drawing no P144; Drawing no P145 Rev D; Drawing no P146 Rev D;

2 Drawing no P147 Rev D; Drawing no P148 Rev D; Drawing no P149 Rev B; Drawing no P152 Rev C; Drawing no P153 Rev B; Drawing no P154 Rev C; Drawing no P155 Rev C; Drawing no P156 Rev B; Drawing no P157 Rev B; Drawing no P158; Drawing no P159; Drawing no P160; Drawing no P161; Drawing no P200 Rev C. Reason: For the avoidance of doubt and in the interests of proper planning and so as to ensure that the development is carried out fully in accordance with the plans as assessed in accordance with Policies CS NPPF and CS1 of the Local Plan Core Strategy DPD (adopted September 2012) and Policy DM01 of the Local Plan Development Management Policies DPD (adopted September 2012). 2 This development must be begun within three years from the date of this permission. Reason: To comply with Section 51 of the Planning and Compulsory Purchase Act a) No development shall take place until details of the levels of the building(s), road(s) and footpath(s) in relation to the adjoining land and highway(s) and any other changes proposed in the levels of the site have been submitted to and approved in writing by the Local Planning Authority. b) The development shall thereafter be implemented in accordance with the details as approved under this condition and retained as such thereafter. Reason: To ensure that the development is carried out at suitable levels in relation to the highway and adjoining land having regard to drainage, gradient of access, the safety and amenities of users of the site, the amenities of the area and the health of any trees or vegetation in accordance with policies CS NPPF, CS1, CS5 and CS7 of the Local Plan Core Strategy (adopted September 2012), Policies DM01, DM04 and DM17 of the Development Management Policies DPD (adopted September 2012), and Policies 7.4, 7.5, 7.6 and 7.21 of the London Plan a) No development other than demolition works shall take place until details of the materials to be used for the external surfaces of the building(s) and hard surfaced areas hereby approved have been submitted to and approved in writing by the Local Planning Authority. b) The development shall thereafter be implemented in accordance with the materials as approved under this condition. Reason: To safeguard the character and visual amenities of the site and wider area and to ensure that the building is constructed in accordance with Policies CS NPPF

3 and CS1 of the Local Plan Core Strategy (adopted September 2012), Policy DM01 of the Development Management Policies DPD (adopted September 2012) and Policies 1.1, 7.4, 7.5 and 7.6 of the London Plan The demolition works hereby permitted shall not be undertaken before a contract for the carrying out of the works of redevelopment of the site has been executed and planning permission has been granted for the redevelopment for which the contract provides. Evidence that this contract has been executed shall be submitted to the Local Planning Authority and approved in writing by the Local Planning Authority prior to any demolition works commencing. Reason: To preserve the established character of the Conservation Area pending satisfactory redevelopment of the site in accordance with Policy CS NPPF of the Local Plan Core Strategy DPD (adopted September 2012) and Policy DM06 of the Local Plan Development Management Policies DPD (adopted September 2012). 6 a) No development or site works shall take place on site until a 'Demolition & Construction Method Statement' has been submitted to and approved in writing by, the Local Planning Authority. The Statement shall provide for: access to the site; the parking of vehicles for site operatives and visitors; hours of construction, including deliveries, loading and unloading of plant and materials; the storage of plant and materials used in the construction of the development; the erection of any means of temporary enclosure or security hoarding and measures to prevent mud and debris being carried on to the public highway and ways to minimise pollution. b) The development shall thereafter be implemented in accordance with the measures detailed within the statement. Reason: In the interests of highway safety and good air quality in accordance with Policies DM04 and DM17 of the Development Management Policies DPD (adopted September 2012), the Sustainable Design and Construction SPD (adopted April 2013) and Policy 5.21 of the London Plan (2011). 7 a) No development other than demolition works shall take place until details of all extraction and ventilation equipment to be installed as part of the development have been submitted to and approved in writing by the Local Planning Authority. The report shall include all calculations and baseline data, and be set out so that the Local Planning Authority can fully audit the report and critically analyse the content and recommendations. b) The development shall be implemented in accordance with details approved under this condition before first occupation or the use is commenced and retained as such thereafter. Reason: To ensure a satisfactory appearance for the development and satisfactory accessibility; and to protect the amenities of the area in accordance with Policy DM04 of the Development Management Policies DPD (adopted September 2012) and Policy CS13 of the Local Plan Core Strategy (adopted September 2012). 8 a) A scheme of hard and soft landscaping, including details of existing trees to be retained and size, species, planting heights, densities and positions of any soft

4 landscaping, shall be submitted to and agreed in writing by the Local Planning Authority before the development hereby permitted is commenced. b) All work comprised in the approved 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. c) 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. Reason: To ensure a satisfactory appearance to the development in accordance with Policies CS5 and CS7 of the Local Plan Core Strategy DPD (adopted September 2012), Policy DM01 of the Development Management Policies DPD (adopted September 2012), the Sustainable Design and Construction SPD (adopted April 2013) and 7.21 of the London Plan a) No site works or development (including any temporary enabling works, site clearance and demolition) shall take place until a dimensioned tree protection plan in accordance with Section 5.5 and a method statement detailing precautions to minimise damage to trees in accordance with Section 6.1 of British Standard BS5837: 2012 (Trees in relation to design, demolition and construction - Recommendations) have been submitted to and approved in writing by the Local Planning Authority. b) No site works (including any temporary enabling works, site clearance and demolition) or development shall take place until the temporary tree protection shown on the tree protection plan approved under this condition has been erected around existing trees on site. This protection shall remain in position until after the development works are completed and no material or soil shall be stored within these fenced areas at any time. The development shall be implemented in accordance with the protection plan and method statement as approved under this condition. Reason: To safeguard the health of existing trees which represent an important amenity feature in accordance with Policy DM01 of the Development Management Policies DPD (adopted September 2012), Policies CS5 and CS7 of the Local Plan Core Strategy DPD (adopted September 2012) and Policy 7.21 of the London Plan Before the building hereby permitted is first occupied the proposed window(s) in the side elevations facing York Lodge and no.23 Pine Grove 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. Reason: To safeguard the privacy and amenities of occupiers of adjoining residential properties in accordance with Policy DM01 of the Development Management Policies DPD (adopted September 2012) and the Residential Design Guidance SPD (adopted April 2013).

5 11 a) The dwelling(s) shall achieve a Code Level 3 in accordance with the Code for Sustainable Homes Technical Guide (November 2010) (or such national measure of sustainability for house design that replaces that scheme) and achieve full Lifetime Homes credits. b) No dwelling shall be first occupied until evidence that the Lifetime Homes credits have been achieved and a Final Code Certificate has been issued certifying that Code Level 3 has been achieved and this certificate has been submitted to and approved by the Local Planning Authority. Reason: To ensure that the development is sustainable and complies with Policy DM02 of the Development Management Policies DPD (adopted September 2012), the Sustainable Design and Construction SPD (adopted April 2013) and Policies 5.2 and 5.3 of the London Plan (2011). 12 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. Reason: To ensure that the development does not cause danger and inconvenience to users of the adjoining pavement and highway. 13 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 pm on other days. Reason: To ensure that the proposed development does not prejudice the amenities of occupiers of adjoining residential properties in accordance with policy DM04 of the Development Management Policies DPD (adopted September 2012). 14 Notwithstanding the details shown on the hereby approved drawings, the rooflight(s) hereby approved shall be of a "conservation" type (with central, vertical glazing bar), set flush in the roof. Reason: To safeguard the character and appearance of the Conservation Area in accordance with policy DM06 of the Development Management Policies DPD (adopted September 2012).

6 Informative(s): 1 In accordance with paragraphs 186 and 187 of the NPPF, the Local Planning Authority (LPA) takes a positive and proactive approach to development proposals, focused on solutions. The LPA has produced planning policies and written guidance to assist applicants when submitting applications. These are all available on the Council's website. A pre-application advice service is also offered and the Applicant engaged with this prior to the submissions of this application. The LPA has negotiated with the applicant/agent where necessary during the application process to ensure that the proposed development is in accordance with the Development Plan. 2 The Community Infrastructure Levy (CIL) applies to all 'chargeable development'. This is defined as development of one or more additional units, and / or an increase to existing floor space of more than 100 sq m. Details of how the calculations work are provided in guidance documents on the Planning Portal at The Mayor of London adopted a CIL charge on 1st April 2012 setting a rate of 35 per sq m on all forms of development in Barnet except for education and health developments which are exempt from this charge. Your planning application has been assessed at this time as liable for a 17, payment under Mayoral CIL. The London Borough of Barnet adopted a CIL charge on 1st May 2013 setting a rate of 135 per sq m on residential and retail development in its area of authority. All other uses and ancillary car parking are exempt from this charge. Your planning application has therefore been assessed at this time as liable for a 66, payment under Barnet CIL. Please note that Indexation will be added in line with Regulation 40 of Community Infrastructure Levy. Liability for CIL will be recorded to the register of Local Land Charges as a legal charge upon your site payable should you commence development. Receipts of the Mayoral CIL charge are collected by the London Borough of Barnet on behalf of the Mayor of London; receipts are passed across to Transport for London to support Crossrail, London's highest infrastructure priority. You will be sent a 'Liability Notice' that provides full details of the charge and to whom it has been apportioned for payment. If you wish to identify named parties other than the applicant for this permission as the liable party for paying this levy, please submit to the Council an 'Assumption of Liability' notice, which is also available from the Planning Portal website. The CIL becomes payable upon commencement of development. You are required to submit a 'Notice of Commencement' to the Council's CIL Team prior to commencing on site, and failure to provide such information at the due date will incur both surcharges and penalty interest. There are various other charges and surcharges that may apply if you fail to meet other statutory requirements relating to CIL, such requirements will all be set out in the Liability Notice you will receive. You may wish to seek professional planning advice to ensure that you comply fully with the requirements of CIL Regulations.

7 If you have a specific question or matter you need to discuss with the CIL team, or you fail to receive a 'Liability Notice' from the Council within 1 month of this grant of planning permission, please us at: cil@barnet.gov.uk. Relief or Exemption from CIL: If social housing or charitable relief applies to your development or your development falls within one of the following categories then this may reduce the final amount you are required to pay; such relief must be applied for prior to commencement of development using the 'Claiming Exemption or Relief' form available from the Planning Portal website: You can apply for relief or exemption under the following categories: 1. Charity: If you are a charity, intend to use the development for social housing or feel that there are exception circumstances affecting your development, you may be eligible for a reduction (partial or entire) in this CIL Liability. Please see the documentation published by the Department for Communities and Local Government at pdf 2. Residential Annexes or Extensions: You can apply for exemption or relief to the collecting authority in accordance with Regulation 42(B) of Community Infrastructure Levy Regulations (2010), as amended before commencement of the chargeable development. 3. Self Build: Application can be made to the collecting authority provided you comply with the regulation as detailed in the legislation.gov.uk Please visit for further details on exemption and relief. 3 Demolition should be carried out by an approved contractor and residents notified at least seven days before commencement. 4 The plans and particulars submitted in accordance with Condition 10; above shall include: (a) a plan showing the location of, and allocating a reference number to, each existing tree on the site which has a stem with a diameter, measured over the bark at a point 1.5 metres above ground level, exceeding 75mm, showing which trees are to be retained and the crown spread of each retained tree and which trees are to be removed; (b) details of the species, diameter (measured in accordance with paragraph (a) above), root protection area (as defined in BS5837:2012 Trees in Relation to design, demolition and construction-recommendations), the approximate height, and an assessment of the general structural and physiological condition, of each retained tree and of each tree which is on land adjacent to the site and to which paragraphs (c) and (d) below apply;

8 (c) details of any proposed pruning of any retained tree, and of any tree on land adjacent to the site; (d) details of any proposed alterations in existing ground levels, and of the position of any proposed excavation within the recommended protective distance referred to in BS5837: (e) details of the specification and position of fencing [and of any other measures to be taken] for the protection of any retained tree from damage before or during the course of development. In this connection 'retained tree' means an existing tree which is to be retained in accordance with the plan referred to in paragraph (a) above.

9 Officer s Assessment 1. Site Description The property, known as Green Oaks, is located on the north-eastern side of Pine Grove within the Totteridge Ward. Although the property is not listed, the site lies within the Totteridge Conservation Area. The area is predominantly residential in character, with dwellings of variety of architectural styles over relatively large plots. The host property shares design features with the property to the west known as York Lodge. At the rear there are a number of trees on site that are protected either by virtue of a Tree Preservation Order or due to their Conservation Area location. To the rear of the site is part of the South Herts Golf Course, which is Green Belt. 2. Site History Reference: B/01268/14 Address: Green Oaks, Pine Grove, London, N20 8LB Decision: Withdrawn Decision Date: 15 May 2014 Description: Three storey rear and side extension, involving loft conversion, swimming pool and roof light, including alteration of front landscape. Reference: B/03031/14 Address: Green Oaks, Pine Grove, London, N20 8LB Decision: Withdrawn Decision Date: 11 July 2014 Description: Rebuilding of dwelling including lower, ground and first floor, rooms in roof space and alterations to soft/hard landscaping, following demolition of existing house. Planning History at York Lodge: Reference: N08038 Address: York Lodge Pine Grove London N20 Decision: Approved subject to conditions Decision Date: Description: Three-storey side and rear extension Reference: N08038C Address: York Lodge Pine Grove London N20 Decision: Approved subject to conditions Decision Date: Description: Single storey rear extension at lower ground floor level with balcony above incorporating additional windows in front elevation; roof alterations including the alteration to existing pitch and the incorporation of dormer windows to front and rear elevations and rooflights to both flank elevations. Reference: N08038J/03 Address: York Lodge Pine Grove London N20 Decision: Approved subject to conditions

10 Decision Date: Description: Single storey rear extension at lower ground floor level with balcony above incorporating additional windows in front elevation. Roof alterations including increasing pitch and the incorporation of dormer windows to front and rear elevations and rooflights to both flank elevations (renewal of N08038C). 3. Proposal The applicant seeks planning permission for the demolition and rebuild of the dwelling known as Green Oaks. The proposed two-storey dwelling, designed in a Neo-Tudor style, would also accommodate a basement and rooms in the roofspace, taking advantage of the topography. The main bulk of the proposed building would be rectangular, with a maximum width of approximately 16.1 metres and maximum depth of approximately 12.9 metres, set 19.8 metres away from the road. At the boundary with no. 23, the property will be sited 3.5 metres away, and at the other boundary with no. York Lodge, the property will be sited a distance of 4.5 metres. There would be two small gables at either side of a larger centrally located gable which would have a further depth of 0.7 metres at ground floor and 1.7 metres at first floor. The height of the dwelling would be 6.25 metres and 10.1 metres to the ridge of a pitched roof (crown roof element at the rear), measured from the boundary with no.23 at the front. Due to change in ground levels to the rear of the site, the rear of the building is set lower, with the roof stepping down to reflect this. The lower ground floor at the rear would encompass a further projection of 3 metres with a sunken terrace with a depth of approximately 3.1metres; the garden for a length of approximately 4 metres will slope gently towards the sunken terrace and the ground levels will be a maximum of 0.15m lower at this distance, after which the ground levels will remain as existing at the rear. The flat roof of the protruding lower ground floor will be used a terrace. The lower ground floor will have a maximum projection of 4.8 metres at the front. The integral double garage will be located where the current one lies, however it will be excavated 0.5 metres lower to increase headroom height. The drive way will be curved (to replace the existing straight one) with a gradient of 8 degrees. The hardstanding will be partially obscured and soften its impact by the proposed vegetation and by virtue of the change in ground levels (details will be subject to a condition). The proposed house would have two front dormers and two rear dormers which are considered subordinate in size. There would also be three rooflights at each side elevation and six in the rear. 4. Public Consultation Consultation letters were sent to 12 neighbouring properties. 6 responses have been received, comprising 6 letters of objection. The objections received can be summarised as follows: -Footprint of York Lodge misrepresented as approved extensions have not been implemented; - Drawings are inaccurate - Drawings assumed proposal at York Lodge has been implemented. - Property would be 500mm closer to York Lodge

11 - Increase in over 300% of footprint, substantially larger than York Lodge with a projection of 8 metres from the rear elevation and a further two metres on the other side. - No heritage assessment made, although the building is a non-designated heritage asset. - Unsustainable due to demolition and not in accord with the NPPF. - Composition comprise two volumes (rear of a "subservient extension" and the south "mimicking the existing"- no unity that is to be expected with a replacement dwelling. - Juliette balcony at roof level (previously considered unacceptable) now indicated on plans - Questions on viability of vehicular access ramp. - Loss of light due to dwelling being higher, deeper and bulkier- should include a sunlight and daylight assessment. - The garden area of York Lodge is north-facing and would be significantly impacted. - Overbearing development - Proposed planting along the boundary would further exasperate the overbearing and loss of light - Flank windows and terrace would result in overlooking and loss of privacy. - A screen on the terrace would not address the perception of being overlooked. Following reconsultation objections: - Amendments emphasise the extant permission at York Lodge as implemented- this is not the case. - Deletion of ground floor elements would not mitigate previous concerns. The Totteridge Conservation Area Advisory Committee provided the following comments in the meeting in January: - Committee would like to see the front elevation simplified and less ornate as it appears too elaborate for the street scene Urban Design and Heritage requested several amendments to the design of the building and the ramp but have also been involved in discussions with the applicant at the preapplication stage. 5. Planning Considerations 5.1 Policy Context National Planning Policy Framework and National Planning Practice Guidance The determination of planning applications is made mindful of Central Government advice and the Local Plan for the area. It is recognised that Local Planning Authorities must determine applications in accordance with the statutory Development Plan, unless material considerations indicate otherwise, and that the planning system does not exist to protect the private interests of one person against another. The National Planning Policy Framework (NPPF) was published on 27 March This is a key part of the Governments reforms to make the planning system less complex and more accessible, and to promote sustainable growth. The NPPF states that 'good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people'. The NPPF retains a presumption in favour of sustainable development. This applies unless any adverse impacts of a development would 'significantly and demonstrably' outweigh the benefits.

12 The Mayor's London Plan 2015 The London Development Plan is the overall strategic plan for London, and it sets out a fully integrated economic, environmental, transport and social framework for the development of the capital to It forms part of the development plan for Greater London and is recognised in the NPPF as part of the development plan. The London Plan provides a unified framework for strategies that are designed to ensure that all Londoners benefit from sustainable improvements to their quality of life. Barnet's Local Plan (2012) Barnet's Local Plan is made up of a suite of documents including the Core Strategy and Development Management Policies Development Plan Documents. Both were adopted in September Relevant Core Strategy Policies: CS NPPF, CS1, CS5. - Relevant Development Management Policies: DM01, DM02, DM06, DM15, DM17. The Council's approach to development as set out in Policy DM01 is to minimise the impact on the local environment and to ensure that occupiers of new developments as well as neighbouring occupiers enjoy a high standard of amenity. Policy DM01 states that all development should represent high quality design and should be designed to allow for adequate daylight, sunlight, privacy and outlook for adjoining occupiers. Policy DM02 states that where appropriate, development will be expected to demonstrate compliance to minimum amenity standards and make a positive contribution to the Borough. The development standards set out in Policy DM02 are regarded as key for Barnet to deliver the highest standards of urban design. Supplementary Planning Documents Sustainable Design and Construction SPD (adopted April 2013) - Provides detailed guidance that supplements policies in the adopted Local Plan, and sets out how sustainable development will be delivered in Barnet. Totteridge Conservation Area Character Appraisal (2008) Totteridge Conservation Area is located in the northern part of the Borough along a gravel ridge of higher ground that runs from west to east. The road running along the ridge forms an important route linking Mill Hill and the north with Whetstone and Barnet. The conservation area comprises a ribbon of development clustered along the highway. It is set within green fields on three sides, sloping down to Dollis Brook to the north and Folly Brook to the south, giving these parts of the borough a distinctive character. The open land forms part of London's Green Belt and part of a larger area of open land of high landscape quality, stretching westwards over parts of Harrow Weald. The eastern boundary is formed by the suburban development of Totteridge and Whetstone. The Character Appraisal identifies that there are many other buildings within the Conservation Area which make a positive contribution to the character and appearance of the area. Key characteristics of Pine Grove recognised by the Character Appraisal include large detached houses in deep, narrow plots with a regular pattern and frontages that are well landscaped with open or low walls. 5.2 Main issues for consideration The main issues for consideration in this case are:

13 - The impact of the proposal on the character and appearance of the conservation area - The impact upon trees of special amenity value - Whether harm would be caused to the living conditions of neighbouring residents. 5.3 Assessment of proposals Character and Appearance The host site property is set in a semi-rural location and backing onto a golf course. The road features a variety of designs of houses, including some modern replacements. Notable features of the road include: frontages which are well landscaped with open or low walls; large detached properties in deep plots with distinctive spacing which creates gaps and views through the sites. The existing building is not a designated heritage asset (i.e. it is not statutory or locally listed or noted) and is also not identified as making a positive or negative contribution to the area on the Totteridge Conservation Area Townscape Appraisal Map. Although it is acknowledged that both Green Oaks and York Lodge are built in a similar style, they are nonetheless not considered as making a positive contribution to the area. Therefore the demolition of the dwelling is considered to be acceptable. The proposed dwelling is considered to be in keeping with the proportions of other properties in the area, particularly when viewed from the street. The mass and bulk of the building have been reduced since the original proposal was submitted and the applicant has engaged with the officers through the pre-application process, making several amendments and providing further details since the application was originally submitted. The replacement building proposed is considered to be appropriate in terms of its design and appearance, mass, scale and bulk for this site and as such is considered to be a suitable replacement for the existing building. Given the variety of buildings on this road, it would relate well to the adjoining buildings. The property has been designed in a symmetrical style with a central gable and two subordinate gables located at either side on the front elevation. There are some other examples of symmetrical designs on the road and therefore the proposal would not be out of character. The building will be recessed from the principle elevation of York Lodge and from no.23, however this is considered to be acceptable given the relatively irregular building line on this section of the road. The footprint of the proposed building/basement is outside the root protection area of retained trees. Following amendments, single storey rear element has been removed from the proposal and the sunken terrace was introduced, resulting in minimal impact to the ground levels and none at all to the trees at the rear. The golf course, to the rear is Green Belt and it is necessary to consider whether the proposal would compromise the openness and visual amenity of the Green Belt. The site is within a continuous run of houses and although the proposed house would be larger than the existing house, the impact upon the Green Belt would be limited. The sunken terrace also mitigates the bulk of the building viewed from the rearmost point of the garden, which is particularly important to retain the open character of the Green Belt to the rear. Details of the driveway have been provided including visualisations which clarify that due to the curved nature of the design and the proposed vegetation, it would not be highly

14 visible from the street and neither would the garage. The driveway is a suitable distance from the boundary with York Lodge and both driveways are equally distanced from the boundary. Amenity Whilst it is considered that the proposed building would represent an increase in the scale and form compared to the existing, this is not considered to be detrimental to the amenities of neighbouring occupiers. There would be a distance of approximately 6.4 metres between the flank walls of the proposed dwelling and York Lodge and 10.2 metres between the flank walls with no.23, and this is considered to be acceptable. Consideration must also be given the relative depths of the proposed property and the adjoining properties, in particularly at York Lodge. The information submitted by the applicant indicates the approved extension at York Lodge (N08038J/03) which was only partially implemented and could be completed. Notwithstanding this, the plans also indicate York Lodge as in its current form and officers have assessed the proposed dwelling under the present circumstances only. The dwelling will project 2.6 metres for a width of 1.2 metres from the recessed rear elevation of York Lodge and a maximum of 7.8 metres from the same recessed elevation. Whilst the setting of the building would result in some sense of enclosure to the recessed windows of York Lodge on the rear elevation compared to the present circumstances, it is not considered that this is unacceptable given the distance from the boundary and it alone does not warrant a reason for refusal. Furthermore, it is not considered that the visual impact and impact in terms of daylighting, sunlighting and overshadowing would be harmful for the same reasons. In terms of overlooking and loss of privacy, this would be limited. Although the existing house does not benefit from a rear balcony, the distance from the boundaries are considered to suitable to address this concern; from the boundary with York Lodge this will be approximately 8.7 metres and from no.23 this will be3.6 metres. Other potential sources of overlooking, such as side-facing windows and the roof of the side projection could be dealt with by condition. The scheme provides adequate car parking and amenity space to meet development plan standards. Community Infrastructure Levy The Mayor of London is empowered to charge a Community Infrastructure Levy (CIL). The Levy is intended to raise 300 million towards the delivery of Crossrail. The Mayoral CIL will take effect on developments that are granted planning permission on or after 1 April 2012 setting a rate of 35 per sqm on all 'chargeable development' in Barnet. Barnet has adopted its own CIL Charging schedule chargeable on liable development granted permission on or after 1st of May The proposal is liable for the 87 sqm. Therefore the Mayoral CIL required is 17, and the Barnet CIL required is 66, Response to Public Consultation

15 It is considered that the comments raised by objectors have been addressed in the report above. With regards to the inaccuracies in the plans, the amendments are considered to have addressed these points also. 6. Equality and Diversity Issues The proposal does not conflict with either Barnet Council's Equalities Policy or the commitments set in the Equality Scheme and supports the Council in meeting its statutory equality responsibilities. 7. Conclusion The proposal is considered to accord with the requirements of the Development Plan and is therefore recommended for approval.

16 Site Plan