6 East Barnet Ludgrove Hall Estate, Games Road, Cockfosters, Herts

B/04047/10 Page 2 - 6 East Barnet

Ludgrove Hall Estate, Games Road, Cockfosters, Herts, EN4 9HX

Retention of extension to existing hardstanding which creates 1no additional parking space.

Approve

B/04264/10 Pages 7 - 11 East Barnet

249A East Barnet Road, Barnet, Herts, EN4 8SS

Dormer window to rear roofslope and conversion of existing 6 bedroom self-contained flat into 3 self-contained flats (2 x1 bed, 1 x studio)

Approve Subject to Conditions

B/04273/10 Pages 12 - 20 East Barnet

9 Albemarle Road, Barnet, Herts, EN4 8EQ

Single storey front extension and single storey side extension. Ground and lower ground floor rear extension forming a new basement level. New access stairs to rear garden.

Approve Subject to Conditions

LOCATION: Ludgrove Hall Estate, Games Road, Cockfosters, Herts, EN4 9HX REFERENCE: B/04047/10 Received: 01 October 2010 Accepted: 14 October 2010 WARD(S): East Barnet Expiry: 09 December 2010

Final Revisions:

APPLICANT: Ludgrove Hall Residents Co Ltd

PROPOSAL: Retention of extension to existing hardstanding which creates 1 additional parking space.

RECOMMENDATION: Approve

INFORMATIVE(S):

1 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 London Plan (Consolidated with Alterations since 2004) and the Adopted Barnet Unitary Development Plan (2006). In particular the following polices are relevant: Adopted Barnet Unitary Development Plan (2006): GBEnv1, GBEnv4, D1, D2 and HC1.

ii) The proposal is acceptable for the following reason(s): - The development has an acceptable impact on the character and appearance of the application site and the residential amenities of neighbouring occupiers. The development accords with the aforementioned policies.

2 This grant of planning permission in no way confers retrospective consent for any treatment that may result in such damage to trees of special amenity that are subject to statutory protection for which the Council may take action pursuant to ss207 (Tree Replacement) and 210 of the Town and Country Planning Act 1990 as amended.

1. MATERIAL CONSIDERATIONS

Relevant Unitary Development Plan Policies:

GBEnv1, GBEnv4, D1, D2, D5, D11, D12, D13 and HC1.

Relevant Planning History:

N07133T/01 - Erection of 1no. additional car parking space to the north of Ludgrove Hall. Refused 19/06/2001.

Consultations and Views Expressed:

Neighbours Consulted: 46 Replies: 6 Objections 7 in Support Neighbours Wishing To Speak 4

The objections raised may be summarised as follows:  Estate is within a Conservation Area and the permission will diminish soft landscaping and the character of the area.  Permission was previously refused. Reasons should still stand.  UDP encourages car free developments.  Established planting lost.  Impact on the Listed Building.  Excessive hardstanding visible from gates entering development.  Steps to the main garden are blocked by cars parking.  Concerns regarding land ownership.  Applicant did not consult with other residents in the Ludgrove Hall Estate.  Loss of amenity.  Sale of one of the flats is dependant on the additional, unlawful parking space.

Internal /Other Consultations:

 London Borough of Enfield -

No response received when writing the report. Any response will be reported at the meeting.

 Trees and Landscaping -

Damage to the tree of special amenity value may have already been done.

There is no tree reason for refusal, however, separate action may be taken pursuant to ss207 (Tree Replacement) and 210 of the Town and Country Planning Act 1990 as amended.

 Monken Hadley and Wood Street CAAC -

3 No comment.

Date of Site Notice: 21 October 2010

2. PLANNING APPRAISAL

Site Description and Surroundings:

The application site relates to an existing car parking area within the grounds of Ludgrove Hall, a locally listed building. It is a private estate.

The site is within the Monken Hadley Conservation Area.

The site abuts a protected Sycamore tree.

Proposal:

Planning permission is sought for the retention of an extension to the existing hardstanding area to create an additional parking space. The work has already been carried out.

Overall the extension to the existing hardstanding is some 7m by 1.9m.

Planning Considerations:

Planning permission for a similar, slightly larger extension to the hardstanding was refused in June 2001 for the following reason:

The proposed car parking space would have an adverse impact on the character and appearance of this part of the Trent Park West Conservation Area and would result in the loss of planting and damage to a preserved tree. In this regard the proposals would be contrary to policies T1.1; T1.2; T3.1 and E2.1 of the Barnet Unitary Development Plan (1991) and Policies D2; D11; D12; D13 and HC1 of the Reserved Draft Deposit Unitary Development Plan (2001).

The application was refused as it was considered that the development may cause the loss of, or damage to a protected Sycamore tree which would have a resultant impact on the character and appearance of the site and the Conservation Area.

Circumstances have changed in that the development has been undertaken and as such any damage to the tree will already have been done, it is not therefore possible to refuse permission on these grounds. Should significant damage/loss of the tree occur as a result of these works then the Council could take action in respect of this damage/loss.

This addition to the hardstanding is not considered to harm the character and appearance of the site or the Conservation Area nor does it harm the residential amenities of neighbouring occupiers.

3. COMMENTS ON GROUNDS OF OBJECTIONS

Mainly addressed in the appraisal.

Ownership is not a material planning consideration.

4. EQUALITIES AND DIVERSITY ISSUES

The proposals do not conflict with either Barnet Council’s Equalities Policy or the commitments set in our Equality Scheme and supports the council in meeting its statutory equality responsibilities.

5. CONCLUSION

The development has an acceptable impact on the character and appearance of the application site and Conservation Area. The development will not harm the residential amenities of neighbouring occupiers.

Accordingly approval is recommended.

SITE LOCATION PLAN: Ludgrove Hall Estate, Games Road, Cockfosters, Herts, EN4 9HX

REFERENCE: B/04047/10

LOCATION: 249A East Barnet Road, Barnet, Herts, EN4 8SS

REFERENCE: B/04264/10 Received: 20 October 2010 Accepted: 20 October 2010 WARD(S): East Barnet Expiry: 15 December 2010

Final Revisions:

APPLICANT: Mr Vasillis Hadjikyriacou

PROPOSAL: Dormer window to rear roofslope and conversion of existing 6 bedroom self-contained flat into 3 self-contained flats (2 x1 bed, 1 x studio)

RECOMMENDATION: Approve Subject to Conditions

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

107P01, 107P02A and Design & Access Statement (received 20/10/2010).

Reason: For the avoidance of doubt and in the interests of proper planning.

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 The materials to be used in the external surfaces of the building(s) shall match those used in the existing building(s) unless otherwise agreed in writing by the local planning authority.

Reason: To safeguard the visual amenities of the building and the surrounding area.

4 Prior to the occupation of the units a copy of the Pre-completion Sound Insulation Test Certificate of Part E of the Building Regulations 2000 (or any subsequent amendment in force at the time of implementation of the permission) shall be submitted to the Local Planning Authority and shall indicate at least 3 decibels above the Performance Standard.

Reason: To protect the amenities of future and neighbouring residential occupiers.

INFORMATIVE(S):

1 The reasons for this grant of planning permission or other planning related decision are as follows: -

ii) The proposal is acceptable for the following reason(s): - The proposed development will have an acceptable impact on the character and appearance of the host property and the residential amenities of neighbouring occupiers. The proposal accords with the aforementioned policies.

1. MATERIAL CONSIDERATIONS

Relevant Unitary Development Plan Policies:

GBEnv1, D1, D2, D5, H9, H16, H18, H26, H27, CS2, CS8, IMP, IMP2.

Council Design Guidance Note No.5.

Council Design Guidance Note No.7.

Relevant Planning History:

Application: Planning Number: B/02506/10 Validated: 24/06/2010 Type: APF Status: WDN Date: 17/08/2010 Summary: WITHDRAWN Case Fiona Dinsey Officer: Description: Conversion of existing 6 bedroom self-contained flat into 3 self- contained flats (2 x1 bed, 1 x studio).

Application: Planning Number: N/00407/D/01 Validated: 29/05/2001 Type: APF Status: DEC Date: 29/08/2001 Summary: APC Case Cathy Munonyedi Officer: Description: Change of use of 1st floor residential unit to multiple occupation.

Consultations and Views Expressed:

Neighbours Consulted: 79 Replies: 0 when writing the report Neighbours Wishing To 0 Speak

Internal /Other Consultations:

 Environmental Health -

No objection, subject to conditions.

The Council have no record of the flat being converted into a HMO. It is considered that the 2001 permission was not implemented.

 Traffic & Development -

The proposal with no parking provision would have minimal impact on public highway and on balance is considered acceptable on highways grounds given the location and the particular circumstances of this development, including:

 The proposal is for a conversion and there is no parking provision for the existing property.  The proposed development will consist of 1 bedroom units and the total number of bedrooms will be less than the existing.  The site close to local amenities and public transport.

Date of Site Notice: 28 October 2010

2. PLANNING APPRAISAL

Site Description and Surroundings:

The application site is located on East Barnet Road and relates to a large 6 bedroomed flat above the 'Blueberries' restaurant.

Proposal:

Planning permission is sought to convert the existing 6-bed flat into three self contained units. There will be 2no. 1-bed units and 1no. studio unit.

This conversion will be facilitated by the construction of a rear dormer window with a width of 2.89m, a height of 1.65m and a projection of 4.6m from the roofslope.

Planning Considerations:

Consent was granted in 2001 for a change of use of the flat into a house of multiple

9 occupation. Council records do not indicate that this permission was ever implemented. It is not considered that this development will result in the loss of a HMO.

The proposed dormer window is of an acceptable size, siting and design. The dormer is considered to be subordinate in the main roofslope of the property and will therefore have an acceptable impact on the character and appearance of the host property and the run of terraces which it joins.

No parking is proposed for the flats, however, this is considered acceptable by the Council's Highways Team. The proposal would have a minimal impact on the public highway. There is no parking provision for the existing property and no parking proposed for the new flats. The number of bedrooms overall will be less than the existing unit.

No amenity space is proposed for the new units, but as with the parking, there is no amenity space for the existing unit. The existing unit could accommodate families, so the smaller units will have a lesser demand for private amenity space.

The stacking of the units is acceptable and would help to reduce the noise and disturbance internally.

3. COMMENTS ON GROUNDS OF OBJECTIONS

None received when writing the report.

4. EQUALITIES AND DIVERSITY ISSUES

5. CONCLUSION

Approval is recommended, subject to conditions.

SITE LOCATION PLAN: 249A East Barnet Road, Barnet, Herts, EN4 8SS

REFERENCE: B/04264/10

LOCATION: 9 Albemarle Road, Barnet, Herts, EN4 8EQ

REFERENCE: B/04273/10 Received: 25 October 2010 Accepted: 27 October 2010 WARD(S): East Barnet Expiry: 22 December 2010

Final Revisions:

APPLICANT: Mr N Vadgama

PROPOSAL: Single storey front extension and single storey side extension. Ground and lower ground floor rear extension forming a new basement level. New access stairs to rear garden.

RECOMMENDATION: Approve Subject to Conditions

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

AmR/V/PsP1 and AmR/V/RsP2A (received 27/10/2010).

Reason: For the avoidance of doubt and in the interests of proper planning.

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 The materials to be used in the external surfaces of the building(s) shall match those used in the existing building(s) unless otherwise agreed in writing by the local planning authority.

Reason: To safeguard the visual amenities of the building and the surrounding area.

4 Notwithstanding the provisions of any development order made under Section 59 of the Town and Country Planning Act 1990 (or any Order revoking and re-enacting that Order) no windows, other than those expressly authorised by this permission, shall be placed at any time in the side elevation facing No.7 Albemarle without the prior specific permission of the Local Planning Authority.

12 Reason: To safeguard the privacy and amenities of occupiers of adjoining residential properties.

5 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 converted to or 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.

Reason: To ensure that the amenities of the occupiers of adjoining properties are not prejudiced by overlooking.

INFORMATIVE(S):

1 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 London Plan (Consolidated with Alterations since 2004) and the Adopted Barnet Unitary Development Plan (UDP) (2006). In particular the following policies are relevant: Adopted Barnet Unitary Development Plan (2006): GBEnv1, D1, D2, D5 and H27.

ii) The proposal is acceptable for the following reason(s): - The proposed extensions are considered to have overcome the previous reasons for refusal and dismissal at appeal. The extensions have an acceptable impact on the character and appearance of the host property and the residential streetscene of Albermarle Road. The extensions will not harm neighbouring residential amenity to an unacceptable degree and represent an improved relationship to No.7 when compared to the approval in 2004. The extension accords with the aforementioned policies.

1. MATERIAL CONSIDERATIONS

National Planning Policy Guidance/ Statements:

PPS1 - Delivering Sustainable Development

13 The Mayor's London Plan (consolidated with alterations since 2004):

Various

Relevant Unitary Development Plan Policies:

GBEnv1, D1, D2, D5 and H27.

Supplementary Design Guidance Note 5: Extensions to Houses.

Relevant Planning History:

Application Site:

B/00713/10- Part single, part two storey side and rear extension following demolition of existing garage. Single storey front extension. Refused 19/04/2010 and Dismissed at appeal 28/06/2010; B/02513/10- Single storey front extension and single storey side extension. Part single, part two storey rear extension forming new basement level. Withdrawn 20/08/2010. B/00738/10- Single storey front, part single, part two storey side and rear extension. Refused 19/04/2010. B/03706/09- Part single, part two-storey side and rear extension following demolition of existing garage. Single storey front extension. Withdrawn 08/12/2009. B/02160/09- Part single, part two-storey side and rear. Single storey front extension. Refused 14/08/2009. N13591B/04- Part single, part two storey front side and rear extension s and alterations to roof including rear dormer window to accommodate a loft conversion. Approved 07/09/2004. N13591A/04- Part single, part two storey front, side and rear extensions and alterations to roof including rear dormer window to facilitate a loft conversion. Refused 15/04/2004. N13591/03- Part single, part two-storey front, side and rear extensions and alterations to roof including rear dormer window to facilitate a loft conversion. Refused 23/04/2003.

Relevant sites in the vicinity:

8 Albemarle Road -N11716A/03- Part single, part two storey side extension, single storey rear extension, loft conversion with rear dormer window. Conditional approval 24/04/2003. 27 Albemarle Road- N10814A- Single storey side and front extension and first floor side extension. Conditional approval 17/10/1995. 51 Albemarle Road- N13953A/04- Part single, part two storey side and rear extension and single storey front extension including front porch. Conditional approval 23/04/2004. 55 Albemarle Road- N09540- Two storey and single storey side extension. Conditional approval 25/09/1989.

14 Consultations and Views Expressed:

Consultation period was still open when writing the report. Any additional responses will be reported at the meeting.

Neighbours Consulted: 12 Replies: 1 objection 1 in support Neighbours Wishing To 1 Speak

The objections raised so far may be summarised as follows:  Building works have commenced without planning permission  Extensions are overbearing to adjacent properties  Applicant has flouted planning regulations  Formal proceedings should be started  Enforcement should take action  Retrospective applications should not be accepted  Scale and design of the development is unacceptable  Extension too close to neighbouring boundary lines  Out of keeping  Level change on site worsens the impact  Loss of light  Loss of outlook  Splayed side wall is ugly  Appeal was recently dismissed  Very little changes are proposed to the previous application  Cramped and incongruous extensions  Harm to the streetscene and the host dwelling  Loss of privacy from the existing loft conversion  Concern regarding traffic and visibility  Concern regarding reduced visibility from skips and heavy machinery during construction  Mess and dirt from extensions is unacceptable  Existing tarpaulin has not been secured properly  Damage to adjacent properties as a result of the development  Double storey side extension cannot be approved

2. PLANNING APPRAISAL

Site Description and Surroundings:

The property is a two-storey semi-detached family dwelling in an established residential area. The dwelling is situated in a road of similar semi-detached properties.

There have been a number of extensions which are visible from the street - many of which were constructed under old policy and guidance.

15 Most properties have single garages to the side - within the exception of No.7 as it was constructed on a narrower site due to the bend in the road.

The road has a significant slope resulting in a different finished floor level between each pair of semi-detached properties. The difference in floor levels ranges from 1- 2m between each of the properties along the road.

The application property has previously been extended by a large rear dormer and hip to gable extension,

The property previously had a single storey rear conservatory and a detached side garage but these have been demolished as an extension is currently under construction on the site.

The existing extension on site, which is not yet habitable, will be amended and reduced as a result of this proposal.

Proposal:

Planning permission is sought for a single storey front extension and single storey side extension. A ground and lower ground floor rear extension forming a new basement level and new access stairs to the rear garden.

The front extension forms a porch which wraps around to join the side extension. This projects forward from the main front wall of the house by 1.3m. The side extension has a width of 2.2m which widens to the rear as the side boundary shared with No.7 tapers to the rear.

The side extension has a depth of 10.7m overall and is sited along the shared boundary. The extension does not project beyond the rear wall of No.7 as they have an existing rear extension.

The rear extension proposed is set away from the boundary at ground floor level by 1.8m and then projects to a depth of 2.3. Overall along the shared boundary with No.11 the extension has a depth of 3.9m from the main rear wall of the house. This extension replaces a previously existing rear conservatory.

The new basement level is being created due to the level change on site. The basement will have a comparable depth and width as the proposed ground floor extension.

The basement will be slightly wider and slightly closer to the boundary shared with No.7, retaining a splayed side wall. The new access stairs will be set above this part of the basement extension.

The height of the extension will vary due to the level change on site. The roof proposed is part pitched, part flat.

As viewed from the front the extension will have a maximum height of 4m with a pitched roof. The maximum height will be seen to the rear at 5.2m. Along the

16 boundary shared with No.7 the maximum height will reach 4.3m.

When compared to the existing situation on site the main alterations proposed in this application are:  The removal of the splayed side wall adjacent to No.7 at ground floor level  A reduction in the height of the extension along the boundary with No. 7.  The incorporation of the access stairs to the rear garden

Application History

Planning permission was approved in September 2004 for 'part single, part two storey front side and rear extensions and alterations to roof including rear dormer window to accommodate a loft conversion'.

The foundations for this extensions were constructed following this approval.

The property was then extended by way of a hip to gable and rear dormer window under permitted development.

Following this roof extension another application for a 'part single, part two storey side and rear extension following demolition of existing garage and a single storey front extension' was submitted and subsequently refused in April 2010. This application was dismissed at appeal in June 2010.

The roof extensions were considered to have changed the character, appearance and roof form of the property and this change was considered to materially alter the impact of the previously approved extension.

So whilst the main differences between the approval in September 2004 and the application dismissed in June 2010 application are relatively minor, due to the size, siting and design of the roof extensions, it was considered that the approved design can no longer be achieved on the site.

To overcome these concerns the first floor element has been removed from the current application and the extensions proposed are limited to ground and basement level.

Planning Considerations:

Character and Appearance

On dismissing the appeal for a two storey side extension in June 2010 the Inspector raised a concern with the impact of the proposal on the character and appearance of the streetscene.

The main concerns raised by the Inspector related to the 'the small set back to the front at first floor level; the depth of the first floor extension to the rear; the appearance of the splayed side wall; the proposed roof form and its relationship to the existing roof; the scale of the extension in relation to the size of the plot; and the relationship in terms of design and appearance between the proposal and the host

17 dwelling'.

It is considered these concerns have been overcome with the removal of the first floor extensions and also the splayed side wall proposed adjacent to No.7.

The roof form has now been amended to ensure the development has an acceptable impact on the character and appearance of the host property and the residential streetscene of Albermarle Road.

The single storey extensions are now considered subordinate and in keeping.

The basement level is also considered to have an acceptable impact on the character of the property given the change in levels across the site.

Residential Amenity

The extension as proposed is considered to have an acceptable impact on the residential amenities of adjacent occupiers. It is considered that the scheme has overcome the Inspector's concerns raised in June 2010.

The Inspector raised a concern with the two storey extension proposed as it was overbearing to No.7.

The two storey element of the proposal has now been removed.

With no two storey extensions proposed it is considered that the scale of the development has been considerably reduced and it is no longer considered overbearing or overly dominant. The visual impact from the rear garden of No.7 has therefore been reduced.

The relationship shared with No.7 has also been improved when compared to the relationship approved in September 2004. The height of the extension now proposed has been reduced by 0.3m.

The windows to the side of No.7 will be sited close to the wall of the proposed side extension, however, these windows are not serving habitable rooms. As per the Inspectors comments any loss of light or outlook to these windows cannot form a reason for refusal.

3. COMMENTS ON GROUNDS OF OBJECTIONS

Mainly addressed in the appraisal.

Noise and disturbance from building works and party wall issues are not material planning considerations.

4. EQUALITIES AND DIVERSITY ISSUES

The proposals do not conflict with either Barnet Council’s Equalities Policy or the commitments set in our Equality Scheme and supports the council in meeting its

18 statutory equality responsibilities.

5. CONCLUSION

The extensions have a comparable relationship with neighbouring occupiers to the previously approved scheme and have overcome the Inspector's reasons for dismissing the previous appeal. It is considered the proposal has an acceptable impact on neighbouring residential amenity.

The single storey extensions are considered to be in keeping the character of the property and the residential streetscene of Albermarle Road. Overcoming previous concerns with regard to the design and appearance of the extension.

Approval is recommended, subject to conditions.

SITE LOCATION PLAN: 9 Albemarle Road, Barnet, Herts, EN4 8EQ

REFERENCE: B/04273/10