Roof extension with dormer at First Floor Flat, 11 St Marys Road, London NW11

What was proposed

The application sought a roof extension with a rear dormer and one rear-facing and three front-facing rooflights.

“The applicant seeks approval for a roof extension involving rear dormer and 1no. rear and 3no. front facing rooflights.”

“It is noted that Certificate was served few days prior to the submission of the application. Although requirements for serving Certificate B is generally 21 day prior to the submission ot the application it was considered given the determination of the proposal would be made by committee it was considered that sufficient notice period would have been afforded to the interested parties to make their comments on the submitted application.”

Officer report

The site

The property is a first-floor flat in a building containing two flats, on a street with flats and single-family homes.

“The application site relates to the First Floor Flat 11 St Marys Road, London, NW11 9UE, within the Golders Green ward, The property has been converted into two selft contained flats. The street is characterised by a mixture of flats and single family residential homes.”

“The site is not located within a conservation area and is not a listed building. There are no onsite TPOs.”

Officer report

Earlier applications

Earlier applications for two flats and a rear extension were refused twice before a later application was approved subject to conditions.

“Reference: C03349 Address: 11 St Marys Road, London, NW11 9UE Decision: Refuse Decision Date: 01.09.1971 Description: Extension into two self-contained flats and erection of single storey rear extension…”

“Reference: C03349B Address: 11 St Marys Road, London, NW11 9UE Decision: Approved subject to conditions Decision Date: 14.06.1972 Description: Erection of rear extension and conversion of existing flats into two self- contained flats.”

Officer report

What officers advised

Officers recommended approval, finding the modest extension acceptable in design terms and unlikely to harm neighbours’ amenity.

“The proposed front rooflights are also considered acceptable in design terms. Rooflights of varying numbers and sizes are a common feature within the street, including two front rooflights at Nos. 23, 29 and 33 St Mary's Road, and four front rooflights at Nos. 16 and 18.”

“It is considered the proposal would be modest in size and would not amount to overdevelopment. The proposal would preserve the character and appearance of the host dwelling, street scene and wider area. Accordingly, the development is considered acceptable in design terms and is recommended for approval.”

Officer report

What residents said

Nineteen comments raised concerns about overdevelopment, possible HMOs, privacy, appearance, parking, safety, waste and policy compliance.

“- Overdevelopment and intensification of use, with concerns that the conversion from a one-bedroom flat to a three or four-bedroom dwelling will increase occupancy and pressure on local infrastructure and amenities, including waste management…”

“- Harm to the character and appearance of the street, including concerns about the extension being top-heavy, out of keeping with neighbouring houses, and breaking the continuity of the roof line…”

Officer report

Who spoke

The planning officer presented the report; two people spoke against the application and the applicant’s representative spoke in support.

Committee questions

The committee questioned the speakers and officers before considering the officer’s recommendation.

“The Committee then had the opportunity to ask questions of the speakers and officers.”

“The Chair moved to vote on the Officer’s recommendation to approve the application.”

Minutes

The decision

The committee approved the application subject to conditions and delegated authority for minor changes after consultation with the Chair or Vice-Chair.

“RESOLVED the application be APPROVED subject to conditions AND the Committee grants delegated authority to the Service Director – Planning and Building Control to make any minor alterations, additions or deletions to the recommended conditions/obligations or reasons for refusal as set out in this report and addendum provided this authority shall be exercised after consultation with the Chair (or in their absence the Vice-Chair) of the Committee (who may request that such…”

Minutes