Retail or office space at 12 - 18 High Road, London N2

The site and surroundings

The site is in East Finchley town centre, within a residential development, beside mixed-use terraces and opposite the Underground station.

“The application site is located at the southern tip of High Road in East Finchley Town Centre. The site has been redeveloped for residential development with office space at lower and ground floors in Block A to the front of the site.”

“The site generally has a flat topography with a slight upward gradient towards the sites entrance. The site lies within East Finchley district town centre.”

Officer report

Earlier permissions

Earlier permissions approved residential and office development, with later applications dealing with plan changes and approved sound, ventilation and servicing details.

“Reference: 22/5658/CON Address: 14 - 18 High Road, London, N2 9PJ Decision: Approved Decision Date: June 2023 Description: Submission of details of Conditions 22 (Carbon Dioxide Emission Reduction Measures) 27 (Delivery and Service Plan) 34 (Waste Water Network Upgrade/Housing and Infrastructure Phasing Plan) and 35 (Surface Water Network Upgrade/Housing and Infrastructure Plan) pursuant to planning permission 18/5822/FUL dated 17/06/2020”

“Reference: 20/4137/CON Address: 14 - 18 High Road, London, N2 9PJ Decision: Approved Decision Date: October 2020 Description: Submission of details of conditions 10 (Sound insulation) 11 (Ventilation and extraction) pursuant to planning permission 18/5822/FUL dated 17/06/2020”

Officer report

What officers recommended

Officers recommended approval because restricted Class E uses would support an active town-centre frontage while protecting residential amenity through conditions.

“The office use at basement and ground floor level was approved in June 2020, before changes to the Use Class Order were introduced in September 2020. Previously office (B1) and retail (A1) fell within separate Use Class Orders. However, the permitted use (as offices) is now part of the single consolidated Use Class E. Given that the site is located within East Finchley Town Centre, Officers accept there is scope for flexibility in the range of uses that can be permitted.”

“It further states that, a) Within, Major and district town centres where possible to retain existing and encourage new office space as part of the Commercial, Business and Service (Use Class E).”

Officer report

Main planning concerns

The assessment considered the change of use, the area’s appearance, neighbouring living conditions and highway safety.

“The main issues for consideration in this case are:”

“- Principle of change of use - Whether harm would be caused to the character and appearance of the existing building, the street scene and the wider locality; - Whether harm would be caused to the living conditions of neighbouring residents. - Highways Impacts of the proposed development…”

Officer report

What people said

Eight objections raised concerns about commercial waste, delivery vehicles using residential roads, and the suitability of wider commercial uses.

“-There is no detail on how waste will be dealt with. There are no facilities for commercial waste within the development and and it would intolerable to residents to have these bins on the street right next to a pedestrian crossing.”

“-A great concern is this might lead to delivery trucks, for any commercial venture, going via the quiet residential Baronsmere Road and Ingram Road. Supermarket delivery trucks are notorious for arriving at all hours of the night.”

Officer report

Who spoke

Councillor Alison Moore spoke against the application, while the agent spoke in support.

Committee discussion

The committee questioned the speakers and officers before discussing the officer recommendation.

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

“Following discussion, the Committee moved to a vote on Officer’s recommendations.”

Minutes

The decision

The application was approved subject to conditions, with delegated authority for minor changes after consultation with the chair or vice-chair.

“RESOLVED that 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…”

Minutes