Two-storey front extension at Devoran, Lime Grove, London N20

What was proposed

The application proposed a two-storey front extension with a gable roof and changes to the windows and doors.

“The application seeks approval for: "Two storey front extension with gable roof. Alterations to fenestration.”

“The dwelling benefits from an existing single storey front projection with a hipped roof with a depth of 0.9 metres. The proposal would extend this part further forward to the front of the dwelling by additional 1.00 metre in depth to a total depth of 1.9m which would extend upwards into the roof creating an additional bedroom within the loft, with a gable roof over and a gable window. The extension will have a ridge height of 6.20 metres and an eaves height of 4.20 metres.”

Officer report

The site and surroundings

The property is a detached bungalow on a sloping cul-de-sac, within the Totteridge Conservation Area and beside protected trees.

“The application site relates to Devoran, Lime Grove London N20 8PU, located on the northeastern end of Lime Grove, in the ward of Totteridge & Woodside. The application site relates to a detached bungalow located in a cul-de-sac which extends north from Totteridge Lane. The host dwelling is comparatively lower sited to the other neighbouring properties in Lime Grove and includes a basement that opens onto the rear garden via a terrace with stepped access.”

“The immediate vicinity of the site is made up of a variety of detached dwellings and the host property is bounded to the south(front) and east(side) by the rear amenities of dwellings along Priory Close and to the west(side) by the detached dwelling Prestwood, Lime Grove. The site is located within Area 3 of the Totteridge Conservation Area and the dwelling is not listed.”

Officer report

Earlier applications

Earlier applications included an approved scheme, refused extensions, an appeal allowing a previous two-storey front extension and closed enforcement cases.

“Description: Roof extension involving two front dormer windows. Two storey front extension. Relocation of steps to rear garden and alterations to fenestration. Appeal Status: Appeal allowed Appeal Decision Date: December 2013”

“Reference: N04691T Address: Devoran, Lime Grove, London, N20 Decision: Refused Decision Date: September 1999 Description: Erection of single storey front extension to provide porch, plus erection of rear extension.”

Officer report

Why officers supported it

Officers considered the design subordinate and acceptable, with no significant harm to the street, neighbours or trees if conditions were imposed.

“The proposed timber cladding to the gabled roof form although not seen in the street at other dwellings is considered to offer some architectural interest o the host property and therefore seen acceptable. The colour would be stain finish in soft brown and not appear stark or unique within the area and would be suitable to the area. Timber cladding is seen as an acceptable material not to the detriment of the character of a conservation area.”

“Having taken all material considerations into account, it is considered that subject to compliance with the attached conditions, the proposed development would have an acceptable impact on the character and appearance of the application site, the street scene, locality and wider conservation area. The development is not considered to have an adverse impact on the amenities of neighbouring occupiers. This application is therefore recommended for APPROVAL.”

Officer report

Objections and consultation

Fifteen objections raised concerns about appearance, bulk, privacy, traffic, trees, enforcement, drainage and neighbouring amenity, while internal consultees raised no objection subject to conditions.

“Internal Consultation Heritage Officer: No objection Tree Officer: No objections subject to conditions…”

“Concerns Raised: - Harm to the Character and Appearance of the Totteridge Conservation Area. Incongruous Design and Materials. Increased Bulk and Massing. - Overdevelopment and Impact on Residential Amenity. The deep two-storey front extension would increase the height and bulk of Devoran & the gable roof/ dormer windows will appear more dominant to neighbours - Concerns on traffic safety and narrow access.”

Officer report

Who spoke

Two objectors addressed the committee against the application, and the applicant addressed it in support.

Questions and discussion

The committee questioned the speakers and officers before discussing the officer recommendation and moving to a vote.

“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

All four voting members supported approval, with none against and none abstaining.

“For – (approval) 4 Against – (approval) 0 Abstained – 0”

Minutes

The decision

The application was approved with delegated authority for the Service Director to make minor changes after consulting the committee chair or vice-chair.

“RESOLVED that the application be approved 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,…”

Minutes