24/4901/HSE

The proposed raised roof height and two large side facing dormers would, by virtue of their size, siting, scale, bulk and design, cumulatively represent a development that is disproportionate and discordant, being an incongruous addition to the existing bungalow. The proposal would subsume its character and appearance, interrupting the subordinate nature of the existing single-storey dwelling, to the detriment of the character and appearance of the surrounding pattern of development, contrary to policy DM01 (Protecting Barnet's character and amenity) of the Development Management Policies Development Plan Document (September 2012), policy CS5 (Protecting and enhancing Barnet's character to create high quality spaces) of the Local Plan Core Strategy (September 2012), Emerging Policies CDH01 and CDH05, and contrary to the Local Plan Supplementary Planning Document Residential Design Guidance (Adopted April 2016).

The proposed development, by virtue of its size, siting, and excessive bulk, combined with its proximity to neighbouring boundaries, would result in a visually obtrusive form of development that would cause a loss of outlook, loss of privacy, have an overbearing impact, and overshadowing to occupiers of No. 100 and 98 The Vale, and an increased perception of overlooking to no. 98 The Vale and 144 Hendon Way, to the detriment of the residential amenities of the occupiers of this property, contrary to Policy D3 of the London Plan (2021), Policies DM01 and DM02 of the Development Management Policies DPD (2012), Emerging Policy CDH05 and the Residential Design Guidance SPD (2016)

The proposed development would result in poor outlook to the rear facing bedroom, further compromise the limited outdoor amenity space, and insufficient information has been provided to demonstrate whether the floor to ceiling heights would meet the required standard, which would be significantly detrimental to the amenity of future occupants and contrary to Policy D6 of the London Plan (2021), Policy CS5 of the LB Barnet Local Plan (Core Strategy) (2012), Policies DM01 and DM02 of the LB Barnet Local Plan (Development Management Policies) DPD (2012), Emerging Policy CDH05, the Residential Design Guidance SPD (2016) and the Sustainable Design and Construction SPD (2016).

In the absence of a Preliminary Roost Appraisal (PRA) and any subsequent bat emergence surveys (if required) of the building, there is insufficient ecological information to determine whether the building has potential to support bat roosting species and nesting birds, contrary to section 197 of the Town and Country Planning Act 1990, and to section 43 of the Conservation of Habitats and Species Regulations 2017, in accordance with local planning policy DM16, Policies CS5 and CS7 of the Local Plan Core Strategy DPD (adopted September 2012), Emerging Policy ECC06, Policy G6 of the London Plan and 2021 Environment Act 2021.