Six flats in an extra storey at 706 High Road, Finchley, London N12

What was proposed

The outline proposal sought an additional storey containing six self-contained flats, with amenity space, refuse and recycling facilities, cycle storage and landscaping reserved.

“The application seeks permission for, "Outline application for an additional storey to comprising of 6 self contained flats with associated amenity space and refuse and recycling…”

“- An additional new fifth storey (fourth floor), containing 6no. flats. The flats would consist of: - 2no. 1 bedroom 2 persons (1B2P) units - 4no. 2B3P units - Associated refuse/recycling and cycle storage, with landscaping reserved…”

Officer report

The site

The site is a prominent three-storey Art Deco-style building on a corner plot in North Finchley Town Centre, with commercial premises and homes nearby.

“The site comprises a three-storey building located on a prominent corner plot fronting High Road and adjacent to Castle Road, North Finchley. The building consists of a render and glass Art Deco style front and partial side façade to the street elevations.”

“The site is located within the primary retail frontage of North Finchley Town Centre. To the north and south of the site are three storey buildings with commercial premises at ground floor with residential units above. The building is not statutory or locally listed and not located in a conservation Area.”

Officer report

Earlier planning history

Earlier permissions covered residential conversion, an additional storey for 21 flats, related conditions and a rooftop acoustic enclosure.

“Reference: 15/06414/FUL Address: High Road, London, N12 9QL Decision: Approved following legal agreement Decision Date: July 2016 Description: Conversion from D2 (Leisure) use to C3 (Residential) use at First and Second Floors and creation of additional storey to facilitate 21 no. self-contained flats including Cycle and Refuse Storage…”

“Reference: 18/2909/CON Address: High Road, London, N12 9QL Decision: Split Decision Decision Date: July 2018 Description: Submission of details of conditions 11 (Acoustic Report) and 14 (Plant Enclosures) pursuant to planning permission 15/06414/FUL dated 21/10/15 for the following development:, "Conversion from D2 (Leisure) use to C3 (Residential) use at First and Second Floors and creation of additional storey to facilitate 21 no.”

Officer report

What officers recommended

Officers recommended approval subject to a legal agreement securing parking-permit restrictions and monitoring payments, together with planning 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 alterations, additions or deletions be first approved by the…”

“That upon completion of the agreement specified in Recommendation I, the Service Director for Planning and Building Control approve the planning application subject to the following conditions and any changes to the wording of the conditions considered necessary by the Service Director for Planning and Building Control:”

Officer report

Consultation responses

There were 27 objections and one supporting comment, while highways and urban design supported the proposal subject to requirements and waste arrangements were acceptable.

“Urban Design: From an urban design perspective, there are no objections to the proposed additional storey. The building is situated at the prominent corner of High Road and Castle Road, and it features an Art Deco architectural style, with a rendered and glass façade to the front and partial side elevation. The proposal has been thoughtfully designed to respect both the proportions of the existing building and its architectural composition.”

Officer report

Concerns raised

Objections covered privacy, light, congestion, construction disruption, refuse, parking, design, cycle provision, pollution, infrastructure and accessibility.

“- Loss of privacy / increased overlooking - Loss of light - Additional traffic congestion to local and school traffic - Strain on local infrastructure - Disruption during construction, noise and dust - Structural concerns - Overdevelopment - Existing management facilities poor and maintenance costs high - Current plumbing is under strain, constant maintenance issues - Refuse area overfilled, insufficient space for further space - Increase in odours from the new residents -…”

“- Excessive scale of development/proposed massing, top two floors do not appear subservient due to design and lack of fins - Poor cycle provision, shortfall of 26no. cycle parking spaces - Harm the Art Deco design of the property - Lift malfunctions - Lack of communication and consultation with residents - Undefined ceiling space, un-consulted construction work - Devaluation of property - Environmental impact of the scheme - Taller buildings could disrupt digital and…”

Officer report

Who spoke

An objector, the agent and the Woodhouse ward councillor addressed the committee, with the objector and councillor speaking against the application.

The decision

The application was approved subject to a legal agreement, with delegated authority for minor changes to conditions, obligations or reasons.

“RESOLVED that the application be APPROVED subject to s106. 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