Appeal 6000146

The appeal is dismissed.

The main issue is the effect of the proposed development on the character and appearance of the area and host property.

The appeal property is a large, detached house that is set within a sizable plot. Rowley Green Road is predominantly residential with similar sized properties that are also set within large plots. Development is mostly concentrated on the same side of the road as the appeal site with a golf course on the opposite side of the road. Dwellings are set back from the road by a wide grass verge and open frontages. This, combined with the open space provided by the golf course, trees and vegetation that line the road results in a distinctly open, spacious and verdant character and appearance.

The proposed garage would be located to the front of the property, close to the grass verge. The frontages of properties along Rowley Green Road are mostly free from any development and therefore the proposal, due to its overall size and position would stand out as an incongruous feature that would be unsympathetic to the host dwelling.

I acknowledge the existing landscaping and vegetated frontage as well as the proposals open sided design. However, the overall size and position of the proposed development, particularly in the context of the undeveloped and open frontages would remain prominent.

I note that the appellant considers that the wider area should be taken into account, however, Rowley Green Road has its own distinctive character through its undeveloped frontages, which is not a feature shared with other streets nearby.

I therefore conclude that the proposed development would harm the character and appearance of the area and host property. It would be contrary to Policy D3 of the London Plan 2021 and Policies CS1 and CS5 of the Barnet’s Local Plan ([name]) Development Plan Document September 2012, Policy DM01 of the Barnet’s Local Plan (Development Management Policies) Development Plan Document September 2012, Policy CDH01 of the Barnet Local Plan 2021-2036 [name] 2025 and the Local Plan Supplementary Planning Document: Residential Design Guidance October 2016. Amongst other things, these seek to ensure that development conserves and enhances the distinctiveness of Barnet, respects local context and distinctive local character and ensure attractive streets.

The appellant has referred to several other developments in an attempt to justify the appeal proposal. I do not have the full details in respect of such examples so I cannot be sure of the circumstances. In any case, I have determined the appeal on its own merits, based on the evidence before me.

In regard to the examples of development given for various properties on Barnet Road1. While there are examples or extant permissions for garages to the front of properties, [address] has a different character and appearance to Rowley Green Road. [address] has a denser concentration of houses on both sides of the road with the gaps between properties and their frontage sizes being smaller. The denser built form results in these garages not standing out as incongruous features within the street scene.

In regard to [address] and [address], these are dwellings located in a small cul-de-sac where properties are located in modest size plots at a higher density, which do not have the same open character and appearance as the appeal site.

In respect of [name], this is located along a small road off [address] which has a number of terraced properties that line the road and have little or no frontage which differs compared to the open character and appearance of the appeal site.

For the reasons given above the appeal should be dismissed.