Appeal 6000036

Planning permission is granted for first floor rear bedroom extension, ground floor entrance modification with no change to single storey roof, variation to 23/4605/HSE for part single, part two storey rear extension with associated new terrace and access steps. Conversion of garage to habitable room including new access steps. 2no. rear facing rooflights and side gable windows. Changes to fenestration to rear and front elevation, at [site address] , [site address] , Whetstone, Barnet, London N20 BNS, in accordance with the application Ref 24/3035/HSE and subject to the Schedule of Conditions attached to this Decision.

I am aware that planning permission has already been consented for extensions to the appeal property under Ref. 23/4605/HSE (‘the fallback scheme’). It is likely that should this appeal not succeed the appellant would implement the fallback scheme. As such, I have had regard to this in determining this appeal.

In reaching my Decision, I have considered the revised version of the National Planning Policy Framework that was published in December 2024 (as amended) (‘the Framework’) but this does not alter my findings on the main issue

The main issue is whether the proposal would preserve or enhance the character and appearance of the Totteridge Conservation Area (‘TCA’). Appeal Decision: 6000036

The appeal site comprises a 2 storey, detached dwelling and associated amenity space. The surrounding area is predominantly residential in nature, primarily featuring larger 2/2.5 storey, detached dwellings. The site is located within the TCA and lies adjacent to a Grade II Listed Building at [address]. This part of the TCA largely comprises individually designed detached dwellings set in generous plots.

The appeal property because of its detached form, individual design and generous plot, positively contributes to the significance of the TCA.

The proposal includes a number of elements, some of which have already been approved as part of the fallback scheme. In addition, the proposed scheme includes a further extension to Bedroom 2. As approved under the fallback scheme, the floor area for this bedroom is about 10m2, which is below the [name] for a room with a double bed. Under the proposed scheme, the depth of this bedroom would be extended by about 1.5m to provide a modest increase in floor space of approximately 3m2. Despite the increase in size, the rear elevation of this extension would still be recessed from the remainder of the first floor rear elevation.

[name] note the Council’s, in principle, objection to the flat roof design of this part of the proposal, this is not too dissimilar to the fallback scheme. Moreover, this, along with the slight setback of the rear elevation, would make this part of the property, subordinate to the adjacent first floor gable end extension. As such, relative to the fallback scheme, this element would not undermine the overall scale and appearance of the rear elevation of the appeal property.

The rear elevation would incorporate a number of large windows and glazed doors. Whilst the Council has suggested a homogenous style of windowpane size, the rear elevation of the appeal property already incorporates some variation in fenestration detail. Therefore, the use of larger windowpanes for the ground floor fenestration and doors relative to those proposed for the first floor, creates some distinction and interest between the lower and upper floors of the rear elevation and this would not diminish the overall design and quality of the proposal.

The proposal also includes an extension to the hallway. This would extend the hallway under 1m further forward into the extant porch. Notwithstanding this, the facade of the entrance to the property would be similar to its current appearance, which features a door flanked by smaller windows. Also, the hallway extension falls entirely under the cover of the existing porch roof and would retain a small overhang to match the main roof. There is no change to the flank west elevation because the increase in the size of the hallway would not extend beyond the extant porch wall. The main appreciable difference would be modest increase in depth along the flank east elevation of the porch. As such, this alteration would not undermine the overall design of the appeal property.

For the above reasons, the proposed first floor extension and front porch both individually and cumulatively with the other extensions, are proportionate and would assimilate with the existing design of the appeal property. As such, the proposal would preserve the character and appearance of the TCA. Appeal Decision: 6000036

Accordingly, I find no conflict with Policy DM01 of the Development Management Policies Development Plan Document (September 2012) (‘DMP’) and Policy CS5 of the Local Plan Core Strategy (September 2012). Together, these require proposals to be of high quality that preserve or enhance local character. I also find no conflict with Policy DM06 of the DMP, this requires that all heritage assets are protected in line with their significance, and that all development has regard to the local historic context.

In imposing conditions, I have had regard to the requirements of the Planning Practice Guidance and the Framework. In addition to the standard timescale condition for the implementation of the planning permission, I have imposed a condition specifying the approved drawings in the interests of certainty.

To ensure that the development positively contributes to the appeal property and character and appearance of the TCA, I have specified a condition requiring details and the approval of all external materials and finishing (including fenestration and doors). For the same reasons a condition specifying the design for the proposed rooflights is also necessary.

A condition preventing the use of any approved flat roof areas for balcony, roof garden or similar amenity or sitting out area is reasonable and necessary to safeguard the living conditions of neighbours.

For the above reasons, I conclude that the appeal should be allowed.

This development must be begun within three years from the date of this permission.

The development hereby permitted shall be carried out in accordance with the following approved drawings: [name] 501-[name] - Approved and Proposed Site Plan; [name] 500 - Site Location Plan; [name] 502-[name] - Existing and Proposed Ground Floor Plan; [name] 503-[name] - Existing and Proposed First Floor Plan; [name] 504-[name] - Existing and Proposed Loft Floor Plan: [name] 505-[name] - Existing and Proposed Roof Plan; [name] 506-[name] - Existing and [name]; [name] 507-[name] - Existing and [name]; [name] 508-[name] - Existing and [name]. and [name] 509-[name] - Existing and [name]

a) Prior to their installation, the details of the materials and finishes to be used for the external surfaces (including fenestration / doors) of the extensions and alterations hereby approved shall be submitted to and approved in writing by the local planning authority. b) Thereafter, the development shall be implemented in accordance with the materials as approved under this condition.

Notwithstanding the details shown on the approved drawings, the rooflights hereby permitted shall be of a "conservation" type (with central, vertical glazing bar), set flush in the roof.

The flat roofs of the extensions hereby permitted shall at no time be converted to or be used as a balcony, roof garden or similar amenity or sitting out area.