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

It is noted that the site photographs that have been used to make an assessment of this application were provided by the applicant.

- Whether harm would be caused to the character and appearance of the existing building, the street scene and the wider locality;

Any scheme for the site will need to respect the character and appearance of the local area, relate appropriately to the sites context and comply with development plan policies in these respects. This will include suitably addressing the requirements of development plan policies such as DM01 which states that all proposals should preserve and enhance the local character of the area, as well as policies CS05 (both of the Barnet Local Plan), 7.4 and 7.6 (both of the London Plan).

Policy DM01 requires that all proposals should preserve and enhance the local character of the area. This proposal relates to a first floor rear extension which would measure a depth of 2.5 metres extending across the full width of the property. The Residential Design Guidance states that two storey rear extensions which are closer than 2 metres to a neighbouring boundary and project more than 3 metres in depth are not normally considered acceptable. Further, first floor rear extensions should ensure that they do not lead to a detrimental loss of light, and outlook or have an overbearing impact. The extension would be set in from the common boundary on both sides by approximately 1 metre, and throughout the lifetime of the application, the depth of the first floor rear extension was reduced from 3 metres to 2.5 metres. The host property gained approval for a previous application for first floor rear extension under application reference F/02897/14. This included a first floor rear extension measuring 2.5 metres in depth, extending across

the full width of the property and this was deemed to be acceptable. The current proposal has been reduced in line with the previous approval at the site and therefore is considered to have an acceptable impact on the character and appearance of the site and surrounding area.

The residential design guidance states that flat roofs on two storey rear extensions are not normally acceptable because they do not relate sympathetically to the house. This proposal's roof design is pitched and relates sympathetically to the dwelling and surrounding area.

Rear and side dormers:

The application also involves the addition of 1no. rear and 1no. side dormer. The Residential Design Guidance states that dormer roof extensions should normally be subordinate features on the roof slope and should not occupy more than half the width or half the depth of the roof slope. The rear dormer is considered acceptable in terms of character due to a number of surrounding properties along Gloucester Drive and adjoining Connaught Drive benefitting from rear dormers, including the immediate neighbours at no. 10.

The side dormer is set off the adjoining flank wall and its scale and proportion is consistent with the residential design guidance. A smaller side dormer was deemed acceptable under a previous application F/02897/14. Although the proposed side dormer in this case is larger, it has been ameneded to a smaller size throughout the lifetime of the application and is not considered to adversely impact the streetscene.

New pitched roof to front porch:

Following a review of aerial photography, it was noted that houses along Gloucester Drive benefit from porches with a mixture of flat and pitched roof designs. Therefore, it is considered that the new pitched roof will not detract from the character and appearance of the dwelling and streetscene.

- Whether harm would be caused to the living conditions of neighbouring residents.

It is important that any scheme addresses the relevant development plan policies (for example policy DM01 of the Barnet Local Plan and policy 7.6 of the London Plan) in respect of the protection of the amenities of neighbouring occupiers. This will include taking a full account of all neighbouring sites.

The previous approval at the site for a first floor rear extension of the same depth proposed in the current scheme was found to be satisfactory as the depth and height would not demonstrably impact the amenity of the occupants of the adjoining dwellings. It is noted that the extension will align with the rear first floor projection of no. 10 Gloucester Drive, and the development was found to not result in an overbearing impact on the neighbouring occupiers at no. 12 which officers also find with the current scheme. The reduced depth approximately 1.8 metres from the flank wall of no. 12 is not considered to result in an overbearing impact.

The side dormer will be set off the flank wall of no. 12 Gloucester Drive by approximately 2 metres and will not result in any overshadowing or loss of outlook. The plans indicate that the side dormer window will serve a boiler and staircase and will not serve a habitable room, however, a condition will be attached requiring obscured glazing in the dormer window, to prevent overlooking and to ensure privacy of the neighbouring occupiers is

protected. The rear dormer is set in sufficiently from the common boundaries and as such will not be overbearing. The rear dormer will provide additional outlook from the subject dwelling out over the rear garden rather than into neighbouring properties.

New pitched roof to front porch:

The porch will retain existing dimensions and as such the new pitched roof would not impact the amenities of neighbouring occupiers.

5.4 Response to Public Consultation

o A previous application was refused at the property C/10298B/02 for a first floor extension. Application F/02897/14 was approved but was smaller than the present proposal - application C/10298B/02 proposed a depth of 3 metres. The current proposal

was reduced in depth in order to reflect the smaller previously approved application.

o Drawings are misleading as properties were originally built on same line - the

drawings show the host property to have a larger ground floor rear extension than the neighbouring property. New plans were submitted which indicate the first floor rear building line of both neighbouring properties. Site photos have been submitted which show the relationship between the two properties and officers have assessed this on site.

The remaining issues have been discussed in the main body of the report. 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

Having taken all material considerations into account, it is considered that subject to compliance with the attached conditions, the proposed development would have an acceptable impact on the character and appearance of the application site, the street scene and the locality. The development is not considered to have an adverse impact on the amenities of neighbouring occupiers. This application is therefore recommended for approval.

Location _{2/4 Deans Way Edgware HA8 9NL}

Reference: 20/4640/FUL Received: 1st October 2020

Accepted: 2nd October 2020

Ward: Hale Expiry: 27th November 2020

Case Officer: Olivia Fuller

Applicant: Mr Aviram Cohen

Proposal:

Demolition of building at 2/4 Deans Way and erection of 8no self- contained flats with revised vehicular and pedestrian access, forecourt and basement parking for 8no cars and basement bicycle storage, refuse and recycling

OFFICER’S RECOMMENDATION Approve subject to s106

AND the Committee grants delegated authority to the Service Director – Planning and Building Control to make any minor alterations, additions or deletions to the recommended conditions/obligations or reasons for refusal as set out in this report and addendum provided this authority shall be exercised after consultation with the Chairman (or in their absence the Vice- Chairman) of the Committee (who may request that such alterations, additions or deletions be first approved by the Committee)

RECOMMENDATION I:

That the applicant and any other person having a requisite interest be invited to enter by way of an agreement into a planning obligation under Section 106 of the Town and Country Planning Act 1990 and any other legislation which is considered necessary for the purposes seeking to secure the following:

1. Paying the council’s legal and professional costs of preparing the Agreement and any other enabling agreements;

2. All obligations listed below to become enforceable in accordance with a timetable to be agreed in writing with the Local Planning Authority;

3. - Payment of £2,250 for local amenity space contribution designated for Farm Road Open Space

- Payment of £600 for planting of a new tree

RECOMMENDATION II:

That upon completion of the agreement specified in Recommendation I, the Service Director for Planning and Building Control approve the planning application subject to the following conditions and any changes to the wording of the conditions considered necessary by the Service Director for Planning and Building Control:

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

DW.2-4.LP Location Plan

DW.2-4.EX.00 Rev A Existing and Proposed Site Plan DW.2-4.EX.01 Existing Ground Floor

DW.2-4.EX.02 Existing Floor Plans DW.2-4.EX.03 Existing Elevations DW.2-4.EX.04 Existing Street View

DW.2-4.PR.01 Rev A Proposed Floor Plans DW.2-4.PR.02 Rev B Proposed Floor Plans DW.2-4.PR.03 Rev A Proposed Floor Plans DW.2-4.PR.04 Proposed Floor Plans

DW.2-4.PR.05 Proposed Roof

DW.2-4.PR.06 Rev B Proposed Elevations DW.2-4.PR.07 Rev A Proposed Elevations DW.2-4.PR.08 Proposed Section

DW.2-4.PR.09 Rev A Proposed Street View

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 2016.

4 a) No development other than demolition 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 2016.

5 a) No site works or works on this development including demolition or construction work shall commence until a Demolition and Construction Management and Logistics Plan has been submitted to and approved in writing by the Local Planning Authority. The Demolition and Construction Management and Logistics Plan submitted shall include, but not be limited to, the following information:

i. details of the routing of construction vehicles to the site, hours of access, access and egress arrangements within the site and security procedures;

ii. site preparation and construction stages of the development;

iii. details of provisions for recycling of materials, the provision on site of a storage/delivery area for all plant, site huts, site facilities and materials;

iv. details showing how all vehicles associated with the construction works are properly washed and cleaned to prevent the passage to mud and dirt onto the adjoining highway;

v. the methods to be used and the measures to be undertaken to control the emission of dust, noise and vibration arising from construction works;

vi. a suitable and efficient means of suppressing dust, including the adequate containment of stored or accumulated material so as to prevent it becoming airborne at any time and giving rise to nuisance;

vii. noise mitigation measures for all plant and processors; viii. Staff travel arrangement;

ix. details of contractors compound and car parking arrangements;

x. Details of interim car parking management arrangements for the duration of construction;

xi. Provision of a competent banksman;

xii. Details of a community liaison contact for the duration of all works associated with the development

b) The development shall thereafter be implemented in full accordance with the details approved under this plan

Reason: To ensure that the proposed development does not prejudice the amenities of occupiers of adjoining residential properties and in the interests of highway and pedestrian safety in accordance with policies CS9, CS13 , CS14, DM01, DM04 and DM17 of the Barnet Local Plan and polices 5.3, 5.18, 7.14 and 7.15 of the London Plan.

6 a) No development other than demolition shall take place until an air quality neutral assessment report has been written in accordance with the relevant current guidance. This report shall be submitted to and approved 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) If the report shows that the site does not conform to the air quality neutral benchmark requirements then a scheme of offset measures based on the findings of the report shall be submitted to and approved by the Local Planning Authority prior to development. If the report shows that the site conforms to the air quality neutral benchmark requirements, then this part shall be discharged in conjunction with part a)

c) Any approved measures shall be implemented in their entirety in accordance with details approved under this condition before any of the development is first occupied or the use commences and retained as such thereafter. If the report shows that the site conforms to the air quality neutral benchmark requirements, then this part shall be discharged in conjunction with part a)

Reason: To ensure that the amenities of occupiers are protected from the poor air quality in the vicinity in accordance with Policy DM04 of the Development Management Policies DPD (adopted September 2012), the Sustainable Design and Construction SPD (adopted October 2016) and Policies 3.2, 5.3 and 7.14 of the London Plan 2016.

7 a) No development other than demolition shall take place until a scheme of proposed noise mitigation measures against externally generated traffic/mixed use noise has been submitted to and approved in writing by the Local Planning Authority.

b) The mitigation measures as approved under this condition shall be implemented in their entirety prior to the commencement of the use or the first occupation of the development and retained as such thereafter.

Reason: To ensure the amenities of occupiers are not prejudiced by traffic/mixed use noise in the immediate surroundings, in accordance with Policies DM04 of the Development Management Policies DPD (adopted September 2012), the Sustainable Design and Construction SPD (adopted April 2013), and 7.15 of The London Plan 2015.

8 a) Notwithstanding the plans submitted, no development other than demolition shall take place until details of the passing places, access ramp gradient leading to the basement car parking area, ground floor and basement parking layout for a minimum of 8no spaces, including the access to the parking area from public highway and the car ramp warning (signal control) system, maintenance contract details, together with headroom clearances along the ramp and within the basement parking area shall be submitted to and approved in writing by the Local Planning Authority. The gradient shall not exceed 1:10 otherwise the gradient would need to be constructed in accordance with the guidelines in IStructE Design recommendations for multi-storey and underground car parks.

b) Prior to first occupation of the development, a minimum of 8no parking spaces together with the means of access from the public highway as approved under part a) shall be provided and shall be used only as agreed and not be used for any purpose other than the parking and turning of vehicles in connection with approved development. The development shall not be carried out nor shall it be subsequently operated otherwise than in accordance with the approved details.

Reason: In the interests of highway safety in accordance with London Borough of Barnet's Local Plan Policy CS9 of Core Strategy (Adopted) September 2012 and Policy DM17 of Development Management Policies (Adopted) September 2012.

9 Prior to occupation of the development full details of the electric vehicle charging points to be installed in the development shall have been submitted to and approved in writing by the Local Planning Authority. These details shall include provision for not less than 20% of the approved residential parking spaces to be provided with active electric vehicle charging facilities and 20% passive electrical charging facility. The development shall be implemented in full accordance with the approved details prior to first occupation and thereafter be maintained as such. Reason: To ensure that the development makes adequate provision for electric vehicle charging points to encourage the use of electric vehicles in accordance with policy 6.13 of the London Plan.

10 Before the development hereby permitted is occupied, a minimum of 13no cycle parking spaces shall be provided in accordance with approved drawing DW.2- 4.PR.01 Rev A and shall not be used for any purpose other than parking of bicycles in connection with the approved development.

Reason: To ensure that adequate and satisfactory provision is made for the parking of vehicles in the interests of pedestrian and highway safety and the free flow of traffic in accordance with London Borough of Barnet's Local Plan Policy CS9 of Core Strategy (Adopted September 2012) and Policy DM17 of Development Management Policies (Adopted) September 2012

11 a) Notwithstanding the approved plans, before the development hereby permitted is first occupied, details of enclosures and screened facilities for the storage of recycling containers and wheeled refuse bins or other refuse storage containers

where applicable, including their siting and together with a satisfactory point of