Location Garages To Rear Of The Willows 1025 High Road London N20 0QE Reference: 15/03944/FUL Received: 25th June 2015 Accepted: 2nd July 2015 Ward: Totteridge Expiry 27th August 2015 Applicant: Mr Alex Zadah Proposal: Demolition of existing garages and construction of new garages with pitched roofs on footprint of existing garages. Recommendation: Approve subject to conditions 1 The development hereby permitted shall be carried out in accordance with the following approved plans: 1212-BA-100; 1212-BA-101; 1212-BA-102; 1212-BA-103; 1212-BA-104; 1212-BA-105; 1212-BA-107; 1212-BA-108; 1212-BA-109; 1212-BA- 110; 1212-BA-111; 1212-BA-112; 1212-BA-113; 1212-BA-114; 1212-BA-116; 1212- BA-117; 1212-BA-119 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 2004. 3 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 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 2011. 4 The use of the garages hereby permitted shall at all times be used as private garages for parking of private vehicles only and not for commercial use and shall not at any time be occupied as a separate commercial or residential unit.
Reason: To ensure that the development does not prejudice the character of the locality and the amenities of occupiers of adjoining residential properties in accordance with Policy DM01 of the Development Management Policies DPD (adopted September 2012). 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. 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. Officer s Assessment 1. Site Description The application site is to the rear of the block of flats at No. 1025 High Road. The site contains two blocks of garages, totalling 12 garages. The site is surrounded on all sides by residential development. The site around the garage blocks is covered in a hardstanding. Residential gardens are located to the south of the site, with residential properties to the west, north and east. 2. Site History Site Address: Garages to rear of The Willows, 1025 High Road, London, N20 0QE Application Number: B/03248/12 Application Type: Full Application Decision: Refused. 1) Cramped overdevelopment of the plot, unsympathetic to the character of the surrounding area. 2) Poor and discordant design, style and form would appear unsympathetic and out of keeping with the character of neighbouring buildings. 3) Appear overbearing and visually intrusive when viewed from the rear gardens of properties fronting Woodside Lane. 4) Proposed amenity provision fails to take the opportunity to provide a high quality and well integrated garden. 5) Flats A and C would have a poor outlook onto an area of hardstanding, with minimal privacy from others users of the site. 6) Proposal will result in inadequate parking provision for the site and the adjacent block of flats. 7) Development does not include a formal undertaking to meet extra health, education and libraries service costs. Decision Date: 19/12/2012 Proposal: Demolition of existing garages and construction of two 2-storey buildings, each containing 2no. self contained flats. Provision of amenity space and bin stores and associated landscaping B/00037/13 - Demolition of existing garages and construction of a single storey family dwelling. Provision of amenity space and bin stores and associated landscaping - 08.04.2013 Due to its size and in consideration of the available space the proposed amenity provision fails to take the opportunity to provide a high quality and well integrated communal garden
for all occupiers of the proposed scheme. In addition to this the proposal would be adjacent to the car parking area serving the development and adjacent development, resulting in disturbance and a nuisance to the future users of this space and diminishing the usability of this area. In this regard the proposal is considered unacceptable and fails to comply with Policy DM01 and DM02 of the Barnet Local Plan Development Management Policies (Adopted September 2012) and the Supplementary Planning Document 'Sustainable Design and Construction' (November 2012 consultation draft). Due to its orientation, the proposed dwelling would have a poor quality, north-facing outlook onto an area of hardstanding with minimal privacy from other users of the site which would be detrimental to the amenity of future occupiers. As such the proposal is considered unacceptable and fails to comply with Policy DM01 of the Barnet Local Plan Development Management Policies (Adopted September 2012), Policy CS5 of the Barnet Local Plan Core Strategy (Adopted September 2012) and the Supplementary Planning Document 'Sustainable Design and Construction' (November 2012 consultation draft). The development does not include a formal undertaking to meet the extra health, education and libraries services costs together with associated monitoring costs arising as a result of the development, contrary to Supplementary Planning Document - Planning Obligations, Supplementary Planning Document - Contributions to Health Facilities, Supplementary Planning Document - Contributions to Education, Supplementary Planning Document - Contributions to Libraries, and Policies CS10, CS11 and CS15 of the Local Plan Core Strategy (Adopted September 2012). 3. Proposal The application relates to the demolition of existing, flat roofed garages and construction of new garages with pitched roofs on footprint of existing garages. The proposed garages would comprise two blocks: abutting the rear garden boundary of nos 6, 7 and 8 Woodside Lane, comprising 3 double and 2 single garages; abutting the rear of 9 and 10 Woodside Lane, comprising 2 double garages. The ridge of the pitched roof would be 4m high above ground level which would be some 1.5m higher than the existing flat roof. 4. Public Consultation Consultation letters were sent to 155 neighbouring properties. 10 responses have been received, comprising 10 letters of objection, 0 letters of support and 0 letters of comment. The objections received can be summarised as follows: - Planning permission and subsequent appeal has been refused. This is the same developer and can not ignore previous history of the site. - Motives for submitting application are to get housing on the site. - No financial sense to demolish and re-build, will try and get residential at a later stage. - Concerns that guttering will overhang the boundary line. - Inaccuracies in plans including use of Woodside Avenue, the road is Woodside Lane. - Parking is already a problem and this will reduce the number of parking spaces and put additional strain on surrounding roads. - Will cause disruption and block the turning space to the rear of these flats during building works, which will mean residents of flats will have to reverse on to to the High Road and will prevent residents from being able to go out.
-Disabled and elderly residents of the existing flats will be prevented from going out during works. - Damage to parked cars and building from construction vehicles. - Loss of light to neighbouring gardens. - On-going works will be a security risk and cause disruption. - Restriction of outlook. - Site is haven for wildlife including hedgehogs, frogs, toads, newts, foxes and many species of birds. This will be destroyed with the building work. - Impact on surrounding trees, plans do not accurately show the trees on neighbouring sites. - Access from Woodside Lane will be required during construction and for any maintenance, this is not acceptable. - The existing garages are in good condition and the previous owner maintained them to a very high standard. Since the current owner bought them there seems to be no general maintenance. This does not bode well for the up keep of future buildings. -Vehicles not associated with the flats already use this area for parking. - Overlooking and loss of privacy. -Scale and appearance. -Height of proposed garages is unacceptable. 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 2012. 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. 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 2050. 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 2012. - Relevant Core Strategy Policies: CS NPPF, CS1, CS5. - Relevant Development Management Policies: DM01, DM02. 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. 5.2 Main issues for consideration The main issues for consideration in this case are: - Whether harm would be caused to the character and appearance of the existing building, the street scene and the wider locality; - Whether harm would be caused to the living conditions of neighbouring residents. 5.3 Assessment of proposals The proposed garages will have a pitched roof which will have a height of 1.5m greater than the existing flat roof over the existing garages. The roof will be pitched away from the rear of the neighbouring rear gardens along Woodside Lane to mitigate harm towards the rear of these properties and associated rear gardens. These properties have rear gardens some 20m deep. The additional height is not considered to raised any concerns in terms of the amenity of the residential occupiers in the existing block of flats or the surrounding occupiers which back on to the site along Woodside Lane or Church Path. The garages will be built on the same footprint as the existing buildings and as such it is not considered that there will be any disturbance ot tree roots or nature conservation. Whilst the proposal may neccessitate some pruning of the trees, it is not considered that this will be to a degree that would result in the total loss of the trees or reduce the existing screening to a significant level that would harm the neighbouring gardens. The site is not identified as a nature conservation area. The proposal is for part demolition of garage block consisting of 12 garages at the rear of The Willows residential building and re-build of garages with a pitched roof. The number of garages will be reduced from 12 to 7. 5 of the 7 proposed garages will be double garages and as such in theory the number of parking spaces will remain as existing, however, these will no longer be separate parking spaces. The proposal will result in the loss of separate garage parking spaces, however as the garages are no longer associated with parking for the existing block of flats there are no objections to this reduction on highways grounds to the reduction in the number of existing separate garages. The proposed
garages will be built on the footprint of the existing and as such this will not effect the turning space for other vehicles using the rear of this site. 5.4 Response to Public Consultation All planning related matters are considered to be covered in the above appraisal. An additional plan has been provided since the initial submission of the application to demonstrate that there will be no overhang of the guttering over the boundary of the neighbouring units. A number of concerns have been raised that the garages will be converted into residential units on completion of the new build. The application must be assessed on the merits of the submission, the proposal is not for residential use and is assessed on this basis. Planning permission would be required for any future proposal to convert the garages into residential units and the proposal will be assessed accordingly at the time of any future submission. 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.