Roof and rear extensions at 40 Barclay Road, London SW6

What was proposed

The application proposed a new main roof floor, extensions above and behind the existing back addition, and side and rear lower-ground extensions.

“Description: Erection of an additional floor at main roof level; erection of a first floor extension above the roof of the existing back addition; erection of a rear extension at ground floor level to the existing back addition; erection of side and rear extension at lower ground. Drg. Nos: See Condition 02.”

Officer report

The site

The site is a three-storey mid-terrace property divided into two homes, within a residential terrace and the Barclay Road Conservation Area.

“The application site comprises a three storey mid-terrace property, including an addi- tional floor at roof level. The property has been subdivided into two self-contained resi- dential units. The lower ground floor comprises a one-bedroom flat with access to the rear garden, and the upper floors are in use as a three-bedroom flat.”

“The site is located on the western side of Barclay Road within a two/three storey terrace. The surrounding area is predominantly residential and is characterised by terraced prop- erties of a similar scale and architectural style. A number of properties within the terrace and surrounding streets have been extended and altered including additional floors and rear extensions.”

Officer report

Planning history

The site has no planning history, but pre-application discussions led to amendments addressing the extensions’ scale, form and appearance.

“The application seeks planning permission for the erection of an additional floor at main roof level; erection of a first-floor extension above the roof of the existing back addition. The proposals also include the erection of a rear extension at ground floor level to the ex- isting back addition and the erection of side and rear extension at lower ground.”

“The NPPF encourages pre-application engagement, particularly where heritage assets or other significant planning issues may be affected. Under DM3 (Determining development proposals) and DP4 (The design process) development proposals should be supported by sufficient information to enable a decision, with due regard given to matters raised during pre-application discussions and consultation responses.”

Officer report

What people said

Five addresses objected over design, conservation, amenity, tree loss, drainage, refuse storage, plan accuracy and consultation, while Thames Water raised no objection subject to conditions.

“- Overdevelopment due to the scale, height, depth, bulk and massing. - The additions would not appear subordinate to the host building. - Extensions harm the Barclay Road Conservation Area, including the established rhythm and symmetry of rear outriggers. - Juliet balconies and roof alterations are out of keeping with the Conservation Area. - Loss of daylight, sunlight, outlook and increased enclosure.”

“Thames Water raise no objection subject to conditions requiring the submission of a pil- ing method statement and piling layout plan to safeguard nearby water and sewerage in- frastructure. Thames Water also advise that build-over agreements may be required where works are proposed close to public sewers or water mains and an informative will be attached to make this clear.”

Officer report

What officers recommended

Officers recommended approval because the proposal was considered acceptable in design terms and would not cause unacceptable harm to neighbouring residential amenities or the conservation area.

“In summary, the proposal is acceptable in visual terms and is of a good quality of design which would not adversely impact upon the surrounding area. There is not considered to be resulting harm on the significance of the Barclay Road Conservation Area. Subject to conditions, the proposal would not result in unacceptable impacts upon the amenities of neighbouring residential properties.”

“Officers have taken account of all representations received. For the reasons set out in this report, and having regard to the development plan as a whole and all other material considerations, it is considered that planning permission should be granted subject to the conditions listed.”

Officer report

Who spoke

Roy Asagba-Power gave a presentation, and a solicitor spoke for three objectors against approval.

The decision

The committee authorised planning permission subject to the report’s conditions and Addendum changes, with authority for minor condition changes after consultation.

“That the Director of Planning and Property be authorised to grant planning permission subject to the conditions listed in the report and changes in the Addendum.”

“That the Director of Planning and Property, after consultation with the Assistant Director, Legal Services and the Chair of the Planning and Development Control Committee be authorised to make any minor changes to the proposed conditions, which may include the variation, addition, or deletion of conditions, any such changes shall be within their discretion.”

Minutes