Nine-flat mixed-use building at 217 - 219 Golders Green Road, London NW11

What was proposed

The application proposed a part three-, part four- and part five-storey building with nine homes, offices, a gym, storage and parking.

“Proposal: Erection of a part three, part four, part five storey building, with lower ground floor to provide 9no. self-contained units. Associated refuse and bicycle storage, amenity space, offices, gym and storage. Provision of basement and ground floor level parking…”

Officer report

The site

The cleared site was beside Golders Green Road and Limes Avenue, near residential properties, a shopping centre and a five-storey building.

“The application site formerly comprised a two storey, semi-detached property set in rectangular plots with gardens to the front and rear. It is situated on the south-western side of Golders Green Road, a busy main road (A502) leading north-west from the centre of Golders Green towards Hendon, and the junction with Limes Avenue. The site is now cleared.”

“The neighbouring properties, a pair of semi-detached building consist of no. 213 which is in use as a synagogue with two flats on the first floor and no. 215 which is a community office. On the opposite side of Limes Avenue, there is a five-storey building known as Jewish Care. To the rear the site is predominantly residential including along Limes Avenue where the properties are two storey semi-detached dwellings with front and rear amenity space.”

Officer report

Main planning concerns

Officers considered the building too large and discordant, with unsuitable ground-floor amenity space, poor outlook and potential gym noise for future residents.

“It should be noted that although front balconies are not a common design feature on Golders Green Road, it exists on some residences. For example, Swan Court, 243 Golders Green Road include front balconies. However, the building has a staggered frontage allowing for a visual break in the front balconies, with the wider balconies recessed rearwards either side of the building.”

“In relation to the proposed basement, light wells are set to the front of Golders Green Road and side of the building facing Limes Avenue. Although the lower ground floor level is mostly concealed underneath the proposed building, the proposed lightwells are evident. The Inspectors comment on the previously proposed lightwells are as follows: "The large lightwells along the front and side of the building add to the bulk and footprint of the building.”

Officer report

What people said

One neighbour objected to the building’s character, bulky design, future residents’ amenity, planning contributions, green roof and highways access.

“- Design and size of building bulky, with awkward pitched roof and materials out of keeping - Impact on amenities of future occupiers including poor outlook and inadequate amenity space (Planning officer comments: Discussed within the main body of the report.)”

“- Sedum Green Roof difficult to maintain and may lead to safety issues during adverse weather (Planning officer comments: The Ecology officer was consulted and further information set out below. A condition would be added in the event of an approval in relation to further details of the Sedum Green Roof.)”

Officer report

Who spoke

The planning officer presented the application, and the application’s architect addressed the committee before questions were invited.

The vote and decision

The committee voted four to two for refusal, with no abstentions, and resolved to refuse the application.

“The Chair moved to vote on the Officer’s recommendation to refuse the application.”

Minutes