Appeal 6000606

The appeal is allowed and planning permission is granted for a mansard roof extension with front and rear dormer windows and terrace area to provide 1no. additional residential dwelling at [site address] in accordance with the terms of the application, 25/2185/FUL, and subject to the conditions in the attached schedule.

I have used the description of development given in the Appeal Form and the Council’s Decision Notice as it is more accurate than the one given in the Application Form.

The main issue in this appeal is the effect of the proposed development on the character and appearance of the host building and the street scene.

The appeal relates to part of a building known as [site address] which comprises two and three storeys. The south-eastern part of the building includes a mansard roof extension added in recent years. An under croft area provides vehicular access from [site address] to a parking area located in the rear of the site.

The site is situated within Finchley Church End Town Centre, an area characterised by a diverse mix of uses and buildings of varied architectural styles, massing and heights. Immediately adjoining the site is a postal sorting office, itself a two and three storey structure. Properties to the east of the site comprise of four storeys. Directly opposite the site stands a hotel rising to seven storeys.

While the proposed mansard roof extension would be wider than the existing mansard roof extension on the south-eastern part of the building and positioned close to the adjoining sorting office, its width would remain subordinate to the overall composition of the building. Therefore, the extension would not appear visually dominant or obtrusive in the street scene.

Furthermore, the proposed mansard roof extension would match the height and use of external materials found on the existing mansard roof extension, ensuring visual continuity and contributing to a cohesive and harmonious overall design.

Although the proposed mansard roof extension would extend the depth of the roof, its cohesive design complements the character and respects the proportions of the host building. Therefore, it would not appear incongruous or out of scale with the host building.

When viewed from street level, the extension would sit comfortably within the mixed urban context, appearing proportionate and in keeping with the varied building forms and heights in the area. Consequently, it would not present as visually dominant or obtrusive in the street scene.

Moreover, the proposal would optimise the capacity of a small site with good access to public transport and local services, in line with Policy GSS01 of the Barnet Local Plan 2021-2036 (adopted March 2025) (the BLP). It would also contribute to the housing supply and mix of the area, supporting Policy HOU02 of the BLP, as acknowledged in the Council’s Officer Report.

For the reasons given, the proposed development would not harm the character and appearance of the host building and the street scene. It complies with Policies GSS01, CDH01, CDH02 and CDH05 of the BLP insofar as they require development to optimise capacity through a design-led approach, respond sensitively to local character and design, be sustainably and inclusively designed and complement the character of the existing building.

The Council has provided a list of suggested planning conditions, which I have considered against the National Planning Policy Framework and advice contained in Planning Practice Guidance. Where appropriate, I have amended the wording for precision and enforceability.

Along with the standard time condition [1], the approved plans should be specified to provide clarity and certainty [2].

A pre-commencement condition requiring the submission of a [name] and Logistics Plan is necessary to maintain highway and pedestrian safety and to safeguard the living conditions of nearby residents. However, I have amended the Council’s suggested condition in the interests of precision and reasonableness [3]. A condition restricting construction working hours is reasonable and necessary to safeguard the living conditions of nearby residents [4].

The proposed plans do not indicate the location, design and capacity of the refuse and recycling store and cycle parking. Therefore, despite the small scale of the scheme, conditions are reasonable and necessary to ensure the satisfactory appearance of the area and to promote sustainable travel [5] [6].

To ensure the satisfactory appearance of the area, a condition is reasonable and necessary regarding external materials [7]. Conditions are also necessary to ensure the development efficiently uses water and meets carbon emission reduction requirements [8] [9].

For the reasons given above the appeal should be allowed.

The development hereby permitted shall begin not later than three years from the date of this decision.

The development hereby permitted shall be carried out in accordance with the following documents and approved drawings: 762/LP/01, 762/P5/01, 762/P5/02, 762/P6/01 [name], 762/P6/02 [name].

No development or site works shall take place on site until a [name] and Logistics Plan has been submitted to and approved in writing by the Local Planning Authority. The Construction Management and Logistics Plan submitted shall include, but not be limited to, the following: • details of the storage/delivery area for all plant, site facilities and materials; • details of the provision for recycling of materials; • details showing how all vehicles associated with the construction works are properly washed and cleaned to prevent the passage to mud and dirt onto the adjoining highway; • the measures to be undertaken to reduce the effects of noise, vibration, dust (and other air borne pollutants) arising from construction works and the operation of machinery; • details of interim car parking management arrangements for the duration of construction; • details of a community liaison contact for the duration of all works associated with the development. The development shall thereafter be implemented in accordance with the measures detailed within the plan.

No construction work resulting from the planning permission shall be carried out on the premises at any time on Sundays, Bank or Public Holidays, before 8.00 am or after 1.00 pm on Saturdays, or before 8.00 am or after 6.00pm pm on other days.

Prior to the first occupation of the development hereby permitted, details of enclosures and screened facilities for the storage of recycling containers and wheeled refuse bins or other refuse storage containers where applicable, together with a satisfactory point of collection (or evidence of the siting and cumulative capacity of the existing arrangements), shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in full accordance with the details as approved under this condition prior to the first occupation and retained as such thereafter.

Prior to the first occupation of the development hereby permitted, cycle parking spaces and cycle storage facilities shall be provided in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented in accordance with the details as approved under this condition and the spaces shall be permanently retained thereafter.

The materials to be used in the external surfaces of the roof extension hereby approved shall match those used in the existing roof extension.

Prior to the first occupation of the dwelling (Use Class C3) hereby approved it shall have been constructed to have 100% of the wholesome water supplied to it by the mains water infrastructure provided through a water meter or water meters and shall be constructed to include water saving and efficiency measures that comply with Regulation 36(2)(b) of [name] 2 of the Building Regulations to ensure that a maximum of 105 litres of water is consumed per person per day with a fittings based approach used to determine the water consumption of the development. Any use of grey water and/or rainwater systems need to be separate from the potable (wholesome) water system and must meet the requirements and guidance set out in [name] of the Building Regulations. The development shall be maintained as such in perpetuity thereafter.

Prior to the first occupation of the development hereby permitted, it shall be constructed incorporating carbon dioxide emission reduction measures which achieve an improvement of not less than 10% in carbon dioxide emissions when compared to a building constructed to comply with the minimum [name] requirements of the 2013 Building Regulations. The development shall be maintained as such in perpetuity thereafter. End of Schedule