Community washing facility at Rear Of 39 Alexandra Road, Hendon, London NW4

What was proposed

The application proposed demolishing the existing building and erecting a larger single-storey building with a green roof and parking turntable.

“This application seeks permission for the "demolition of existing building and the erection of a single storey new building including the installation of a parking turntable.”

“The new building would be single storey and measure a footprint of c230sqm. It would have a flat 'Green Roof', measure c3.42m along its west elevation, closest to the rear garden boundaries of Alexandra Road, and c3.52m, along its east elevation closest to the side garden boundary of No 84 Victoria Road.”

Officer report

The site

The backland site contains a single-storey communal ritual washing facility beside residential gardens and Bell Lane Primary School.

“The northern and western boundaries of the site adjoin the gardens of properties along Victoria Road, the eastern boundary abuts the rear garden boundaries of No 37 - 39 Alexandra Road, and the southern boundary is shared with Bell Lane Primary School.”

“The existing site, including the access road, measures an area of c490sqm. There is an existing single storey building on the site, sited in close proximity to the rear garden boundaries of 37 - 39 Alexandra Road and the southern boundary with Bell Lane School. The building has a footprint of c95sqm - 5.7m width and 16.5m in length.”

Officer report

Planning history

An earlier application for ritual washing facilities was lawful, while a similar part single-storey and part two-storey proposal remained pending.

“Decision Date: N/A Description: Demolition of existing building and the erection of part single, part two storey building including the installation of a parking turntable.”

“Reference: 21/6553/191 Address: Rear Of 39 Alexandra Road, NW4 2SB Decision: Lawful Decision Date: 20.01.2022 Description: Ritual washing facilities for the deceased (Mikvah Taharah)”

Officer report

What officers recommended

Officers recommended refusal because the building’s height and position near boundaries would be visually obtrusive and overbearing to neighbouring occupiers.

“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 alterations, additions or deletions be first approved by the…”

“The proposed development, by virtue of its siting in close proximity to neighbouring boundaries and its height, would result in a visually obtrusive and overbearing form of development, to the detriment of the residential amenities of the neighbouring occupiers of Nos 37/37a, 39/39a Alexandra Road and 84 Victoria Road, contrary to Policy D3 of the London Plan (2021), Policies CDH01 of Barnets Local Plan (adopted 2025), and the Residential Design Guidance SPD (adopted 2016).”

Officer report

Main planning balance

The improved community facility had weight, but officers considered the harm to neighbouring amenities significant enough to outweigh its benefits.

“The proposed development would provide improved facilities for an important communal service. Policy CHW01 lends support to the provision of community facilities for Barnets communities, and officers give this consideration reasonable weight.”

“However, the adverse impacts of the proposal with regard to the detrimental impact on the amenities of neighbouring occupiers, and its conflict with Policy CDH01, are matters of significant weight against the grant of planning permission, and would in this instance outweigh the material benefits of the scheme.”

Officer report

Other planning matters

Environmental Health had no objection, while Highways requested more parking information but officers found no unacceptable highway or road-network impact.

“In accordance with Policy TRC01 the Council will work to deliver a more sustainable transport network that supports a growing healthy population and prosperous economy by reducing car dependency, encouraging sustainable modes of transport, improving air quality and encouraging active travel as the mode with the least environmental impact and health benefits for residents.”

“Highways officers have reviewed the proposal and whilst not in principle objecting to the scheme, have commented that "Highways cannot support the scheme due to lack of information to fully access the scheme. There are no set parking requirements for funeral parlour/mortuary so the parking requirements for the proposal should be derived from first principles. The ground floor plan shows a parking bay for hearse and a turntable.”

Officer report

Who spoke

Councillor Alex Prager spoke in support, followed by the applicant, who also addressed the committee 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 vote

Five members voted against refusal and none supported it, while five voted for approval and none against, with one abstention in each vote.

“For – (refusal) 0 Against – (refusal) 5 Abstention – (refusal) 1”

Minutes

The decision

The committee approved the application.

“RESOLVED that the application be APPROVED.”

“REAR OF 39 ALEXANDRA ROAD, LONDON NW4 2SB (HENDON)”

Minutes