Rear and side extension at 74 Houndsden Road, London N21

What is proposed

The application seeks a part single-storey and part two-storey side and rear extension, involving garage demolition and a rear dormer.

“Part single, part 2 storey rear/side extension involving demolition of garage with new side door and rear dormer.”

Officer report

The site and surroundings

The site is a two-storey semi-detached home in a varied residential street, with a garage, a neighbouring gap and flood risk.

“The application site forms part of a semi-detached pair of dwellings within a residential area characterised by a mixture of detached and semi-detached properties of varying sizes and architectural styles, many of which have been extended. The adjoining semi-detached property has previously been extended, resulting in an unbalanced appearance within the pair.”

“The application site comprises a two-storey semi-detached dwelling with projecting front bay and hipped roof over. A garage sits to the side and the property forms part of a matching pair. The adjoining pair has been extended two storey to the side, single storey to the rear and a rear dormer which has resulted in the pair becoming unbalanced A gap sits between the application site and the neighbouring property No.”

Officer report

Earlier permission

Members previously resolved to grant prior approval for single-storey rear extensions, following an objection.

“25/04454/PRH - Single storey rear extension 5m deep x 3m high (3m high to eaves) and single storey rear extension 3.97m deep x 3m high (3m high to eaves) – Members resolved to grant planning permission on 17 March 2026. Objection received and prior approval granted on 18 March 2026”

Officer report

Officers’ recommendation

Officers recommended permission because the extensions would fit the dwelling, protect neighbours’ living conditions and address flood risk through drainage measures.

“The site is located within Flood Zone 3a and is affected by fluvial and surface water flood risk associated with the Bounds Green Brook. During the course of the application, amended plans and a revised Flood Risk Assessment were submitted in response to concerns raised by neighbouring residents and the Council's SuDS Officer.”

“Officers consider that the scale, design and appearance of the extensions and dormer would be sympathetic to the existing dwelling and prevailing character of the area. The proposed development would not result in unacceptable harm to the amenities of neighbouring occupiers through loss of outlook, daylight, sunlight, privacy, overshadowing or overbearing impact.”

Officer report

Consultation responses

The SuDS Officer raised no objection subject to verification, while four consultation responses raised objections and comments.

“SuDS – No objections to revised Flood Risk Assessment and SuDS elements subject to a SuDS verification condition.”

“The consultation period ran between 21 April and 15 May 2026. In response two letters of objections were received. Further consultation with neighbouring properties ran between 21 July and 4 August 2026 which was required due to revised plans and revised Flood Risk Assessment having been submitted. In response two letters were received with objections and comments.”

Officer report

Residents’ concerns

Residents raised concerns about flooding, drainage, boundary proximity, excessive scale, loss of light, privacy, outlook and construction safeguards.

“Reliance on Pumped Drainage and Future Consents • Watercourse and Boundary Concerns • Need for greater clarity • Refuse or defer pending further information • Any recommencement conditions to be robust requiring final drainage design, watercourse consent, maintenance details and construction method • Excessive scale • Overbearing impact • Sense of enclosure • Dominant • Overshadowing • Tunnelling effect • Loss of daylight and sunlight • Unacceptable proximity to boundary •…”

“Unacceptable proximity to boundary and Thames Water manholes • All previous comments submitted still apply • Flood risk • Loss of light • Pre commencement condition Full SuDS Strategy required • Pre commencement condition Structural Method Statement & Boundary Protection • Pre commencement condition Flood Resilience & Finished Floor Levels • Pre commencement condition Construction and Management Condition • Enforcement and Monitoring Requirements The matters raised are…”

Officer report

Who spoke

The Planning Decisions Manager introduced the application and highlighted its key aspects.

The committee vote

Members voted unanimously in favour, with no votes against and no abstentions.

“The proposal having been put to the vote; Members voted:”

Minutes

The decision

Permission was granted subject to conditions, with delegated authority to agree the conditions’ final wording.

“That the Director of Planning and Growth be authorised to GRANT planning permission subject to conditions. 2. That the Director of Planning and Growth be granted delegated authority to agree the final wording of the conditions to cover the matters in the ‘Recommendation’ section of this report.”

Minutes