Watch Tower House The Ridgeway London NW7 1RS Data via plota.co.uk

25/4852/NMA - Non Material Amendment Approved
Admin / procedural

Proposal

Non-material amendments to planning permission reference dated dated 22/12/23 (as amended by ) for 'Demolition of existing buildings and structures, and redevelopment of the site including construction of 10no new buildings, ranging from 1 to 5 storeys (plus basement) in height and refurbishment of and extension to Bittacy Cottage - comprising 175 units of specialist older persons housing (Class C2) with ancillary communal facilities, 9no. residential dwellings (Class C3) and a community facility (Flexible Class F1/F2/E) alongside public open space, provision of car and cycle parking, associated landscaping and associated works.' Amendments include changes to the description of development and introduction of an additional condition, to enable phasing of the development Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
3 Dec 2025
✓
Approved
10 Dec 2025

Approved on 10 Dec 2025 · Delegated Decision · Last checked 3 Oct 2026

Documents 4

Decision & officer reports 1

PDF DN: NMA APPROVE WITH INFS Decision Notice · 10 Dec 2025 View ↗

Statements & assessments 1

PDF PLANNING STATEMENT / COVERING LETTER Planning statement · 3 Dec 2025 View ↗

Plans & drawings 1

PDF PHASING PLAN Drawing · 3 Dec 2025 View ↗

Application forms 1

PDF APPLICATION FORM - WITHOUT PERSONAL DATA Application Form · 3 Dec 2025 View ↗

All documents on the council site ↗

Associated applications 6

Site constraints 7

Green belt: London
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
Mill Hill conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Article 4 direction
Article 4 Small Houses in Multiple Occupation (HMO) Area 1. Named permitted development rights are withdrawn here.
An Article 4 direction withdraws particular permitted development rights, so work that would normally need no application needs one here. Not every council has published its directions.
Tree preservation order
Consent is needed before work on protected trees.
Not every council has published its orders as open data, so no order shown is not proof there is none.
Air quality management area: Barnet AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
Also on the record
Inside the Barnet built-up area; Public transport access: PTAL 1b (very poor), TfL 2023, for the 100 m square.
Not affected
Outside flood zones 2 and 3 · No listed building at the site · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Sales history 1

Last sold for £16,774,000 in April 2024. Other property, freehold.

19 April 2024£16,774,000Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area9,687 m² (104,270 sq ft)
Energy ratingC (asset rating 52)
UseC1 Hotels
HeatingHeating and Mechanical Ventilation

From the energy performance certificate lodged in March 2017, the latest held for this property. The building may have changed since. View the certificate

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Watch Tower House The Ridgeway London NW7 1RS

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Oakfield House The Ridgeway London NW7 1AU

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Important details

Council
Barnet
Application type
Non Material Amendment
Postcode
NW7 1RS
Received
3 Dec 2025
Validated
3 Dec 2025
Ward
Mill Hill
Case officer
Show
Target decision
31 Dec 2025
Decision
Approve
Decision date
10 Dec 2025
Decision level
Delegated Decision
Applicant
Show
Agent
Avison Young

Public comments

No public comments yet.

Last counted 3 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Alt. reference
PP-14538398
Planning Portal ref
PP-14538398
Statutory expiry
31 Dec 2025

Historical activity at this location

36 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
1 x Cedar (applicants ref. T70) - Reduce back from building by approx 1.5m. Standing in A…
TPP/0164/25
2024
Submission of details for partial discharge of condition 10 (Construction & Environment M…
24/4406/CON
2020 Approved
1 x Ash (applicant's ref. T1) - Remove. Standing in area A1 of Tree Preservation Order;1…
TPM/0953/20
2019 Approved
1 x Pine (applicant's ref. T1) - Reduce as indicated in agent's annotated photographs, Re…
TPP/0389/19
2019 Refused
1 x Pine (applicant's ref. T1) - Reduce 30% (3m crown reduction all over), Remove any dec…
TPP/0154/19
2018 Approved
1 x Sycamore (Applicant's ref. T1 / 13.4) - Reduce by 1 third. Standing in area A1 of Tre…
TPP/0614/18
2017 Approved
1 x Cedar of Lebanon (applicant's ref. T1) - Crown lift/Reduce lower branch extensions as…
TPM/0428/17
2016 Refused
1 x Cedar (applicant's ref. C4) - Remove limb as specified. Standing in area A1 of Tree P…
TPP/0709/16
2016 Approved
1 x Ash (applicant's ref. 106 / 108) - Remove one branch overhanging neighbour's garage…
TPM/0707/16
2016 Decided
1 x Conifer (applicant's ref. 481) - Remove. Standing in area A1 of Tree Preservation Ord…
TPF/0700/16
2016 Approved
1 x Horse Chestnut (applicant's ref. N1) - Height reduction 30% with pruning of larger br…
TPP/0102/16
Within ~100m

Nearby activity

2025
8 The Ridgeway London NW7 1RS
New front pedestrian and vehicular access gates with associated pillars and and railings
25/4121/HSE
2025 Refused
8 The Ridgeway London NW7 1RS
Conversion of the existing garage into habitable room, insertion of new window and door t…
25/2118/HSE
2025 Approved
3A The Ridgeway London NW7 1RS
Erection of a rear outbuilding with swimming pool, gym, plant room and front terrace area
25/2591/192
2025
3A The Ridgeway London NW7 1RS
Part-single, part-two storey rear extension with 4no. rooflights. New rear terrace area…
25/1941/HSE
2025 Approved
3A The Ridgeway London NW7 1RS
Erection of a rear outbuilding
25/1127/192
2025 Refused
3A The Ridgeway London NW7 1RS
Roof extension involving partial hip to gable, rear dormer window with 2no. juliette balc…
25/0789/192
2024 Withdrawn
3A The Ridgeway London NW7 1RS
Two storey rear extension with roof lanterns following demolition of the existing conserv…
24/5264/HSE
2023 Approved
Hillrose The Ridgeway London NW7 1RP
Roof extension involving rear hip to gable, rear facing gable window with juliette balcon…
23/2689/192
2022 Refused
Grass Verge Adj To Watch Tower House The Ridgeway London NW7 1RS
Proposed 5G telecoms installation: H3G 20m street pole and additional equipment cabinets
22/5366/PNT
2022 Approved
27 Bittacy Park Avenue London NW7 2HA
Single storey rear and side extension following demolition of garage and conservatory. En…
22/2887/HSE
2022 Refused
27 Bittacy Park Avenue London NW7 2HA
Single storey rear extension with a proposed depth of 6.00 metres from original rear wall…
22/1725/PNH
2021 Approved
27 Bittacy Park Avenue London NW7 2HA
Single storey rear and side extension, with partial green roof. Enlargement of the existi…
21/6555/HSE
2021 Approved
27 Bittacy Park Avenue London NW7 2HA
Alteration and extension to existing roof to include hip to gable, rear dormer window, 2n…
21/6554/192
2021 Approved
15 Bittacy Park Avenue London NW7 2HA
Single storey rear extension with new patio. Enlargement of first floor rear dormer.
21/3298/HSE
2021 Approved
15 Bittacy Park Avenue London NW7 2HA
Roof extension involving hip to gable, rear dormer window with Juliette balcony. 2no fron…
21/3297/192
2021 Approved
12 Bittacy Park Avenue London NW7 2HA
Single storey rear extension
21/0739/HSE
2021 Approved
Overlands 1 The Ridgeway London NW7 1RS
Single storey rear extension with a proposed depth of 6.00 metres from original rear wall…
21/0180/PNH
2020 Refused
1 The Ridgeway London NW7 1RS
Single storey rear extension with a proposed depth of 6.00 metres from original rear wall…
20/5904/PNH
2019 Approved
12 Bittacy Park Avenue London NW7 2HA
Single storey rear extension
19/6691/HSE
2019 Approved
Cameo House The Ridgeway London NW7 1RP
Part single, part two storey rear extension following demolition of the existing conserva…
19/6476/HSE
2018 Approved
25 Bittacy Park Avenue London NW7 2HA
Roof extension involving hip to gable, rear dormer window, 3no front rooflights and new s…
18/2972/192
2018 Withdrawn
25 Bittacy Park Avenue London NW7 2HA
Roof extension involving hip to gable, rear dormer window, 3no. rooflights to front and n…
18/0798/HSE
2017 Approved
8 The Ridgeway London NW7 1RS
Roof extension involving hip to gable, rear dormer window with juliette balcony, 2no. roo…
17/8137/192
2017 Approved
Landfall The Ridgeway London NW7 1RP
Ground floor raised timber deck and first floor rear terrace area with glass balustrade
17/6884/HSE
2017 Approved
9 The Ridgeway London NW7 1RS
Demolition of existing dwelling and erection of a new dwelling house. Provision for refus…
17/1183/FUL
Barnet
Planning Authority Score
6.2/10
Average
#90 of 296 councils
Relevant to this application:
Major dwellings

Barnet is faster than most councils at deciding householder applications, ranking #42 out of 296. Only 25% of applications have the time limit extended, well below the 41% national average - the council usually decides on time. Barnet is also one of the strictest councils - it refuses more householder applications than almost any other, with only 82% approved vs 90% nationally.

One of the strictest councils
only 82% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Barnet decision statistics
Based on MHCLG data, the year to March 2026
75%
Overall approval rate
Below avg (87%) #285 of 296
82%
Householder approved
Below avg (90%) #264 of 296
79%
Decided in 8 weeks
Above avg (63%) #42 of 296
25%
Extended time limit
Below avg (41%) #29 of 296
55%
Minor dwellings approved
319 decided (1-9 homes)
90%
Major dwellings approved
21 decided (10+ homes)
41%
Change of use approved
132 decided
2,541
Total decisions
625 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.