24/3639/FUL

The proposed sub-division of the property to form 8 no. self-contained flats would result in the loss of 2-bed units for which there is a known demand and the proliferation of 1-bed units which would fail to reflect the published housing mix priorities. Added to its low PTAL rating and distance to a station or town centre, the proposal would fail to meet the criteria as set out for the sustainable redevelopment of larger homes and the strategic aim to prioritise delivery of family homes from the existing housing stock, to the detriment of the character of the host property and surrounding area and contrary to Policies D3, D14 and H10 of the London Plan (2021), Policies DM01, DM04 and DM08 of the Local Plan Development Management Policies DPD (adopted September 2012), emerging Policy HOU02 and HOU03 of the draft Local Plan (Regulation 19) (2021) as amended, the Residential Design Guidance SPD (2016) and the Sustainable Design and Construction SPD (2016)

The proposed hip-to-gable loft conversion and rear dormers, by reason of their scale, bulk, massing, siting and design, would result in a disproportionate and unsympathetic over-development of the original building, to the detriment of the character and appearance of the host property and surrounding area, contrary to Policy D3 of the London Plan (2021), Policy CS5 of the Adopted Barnet Core Strategy DPD (2012) and Policy DM01 of the Adopted Barnet Development Management Policies DPD (2012), and the Barnet Residential Design Guidance SPD (2016) and Policies CDH01,CDH02 and CDH05 of the draft Local Plan (Regulation 19) (2021) as amended

The proposed development, by reason of insufficient internal floor to ceiling height to Flat 4, would fail to support the creation of an inclusive environment in terms of daylight penetration, ventilation and cooling, and sense of space and by reason of its layout, would provide an unacceptably poor level of outlook for the bedrooms of Flat 1 and compromised privacy to the bedrooms of Flat 1 and the habitable room windows of Flat 2, result in a substandard quality of accommodation, to the detriment of the residential amenity of future occupiers, contrary to Policies D3 and D6 of the London Plan (2021), Policy DM01 of the Development Management Policies DPD (2012), Policies CS1 and CS5 of the Council's Core Strategy DPD (2012), the Residential Design Guidance (2016) and Sustainable Design and Construction SPD (2016) and Policy CDH01 (Draft) Local Plan (Regulation 19) (2021) as amended.

In the absence of a retrospective Preliminary Ecological Appraisal or Biodiversity Net Gain Assessment and calculation using the Statutory Small Site Metric to demonstrate 10% Net Gain above the baseline of the site prior to the deliberate site clearance, insufficient information has been submitted to determine how the proposed development would protect and enhance biodiversity. As such, insufficient information has been submitted to enable the LPA to properly assess its impact in accordance with its duty under Section 40 of the Natural Environment and Rural Communities Act 2006 or determine an acceptable level of mitigation, and it is considered that the proposed development could cause potential undue harm to wildlife and protected species and fail to secure net biodiversity gain, contrary to Schedule 7a of the Town and Country Planning Act 1990, Policy G6 of the London Plan (2021), Policies CS NPPF and CS7 of Barnet's Local Plan Core Strategy DPD (2012) and Policies DM01 and DM16 of the Adopted Development Management Policies DPD (2012) and Policy ECC06 of the draft Local Plan (Regulation 19) (2021) as amended