Supported living accommodation at 25 Green Lane, Edgware

What was proposed

The application sought to change a dwellinghouse into supported living for up to eight residents, with internal alterations and staff facilities.

“Proposal: Change of use from Class C3(a) dwellinghouse to supported living accommodation (Sui Generis) for up to 8 residents. Associated internal alterations and ancillary staff facilities (AMENDED DOCUMENTS)”

Officer report

The site and surroundings

The site is a two-storey semi-detached house in a suburban residential area, with parking, a rear garden, strong public transport access and no heritage designation.

“The application site contains a two storey semi-detached single family dwellinghouse, located along Green Lane. Parking is provided to the front of the property and a private garden is located to the rear.”

“The area surrounding the site is suburban and residential in nature. Principally dwellinghouses, there are flatted properties in the area and one other property with care provided on site at 164 Green Lane. 164 Green Lane benefits from a Lawful Development Certificate approved in 2001(LPA ref. W12038A/01).”

Officer report

What officers recommended

Officers recommended approval because the location, facilities and identified need outweighed modest harm to the area and neighbours, subject to conditions controlling noise and use.

“Moreover, Environmental Health Officers have reviewed a Noise Impact Assessment and Noise Management Plan and, subject to conditions requiring separation of noise sensitive rooms from adjoining properties through appropriate enhance sound insultation in the party wall and restricting noise from the use and associated activities, Environmental Health are satisfied with the proposed scheme from a noise impact perspective. Further detail of their appraisal can be found below.”

“On balance, although there would be some modest harm to the character of the area and amenity of neighbouring residents, Officers are mindful that the proposed development would fulfil the other relevant criteria HOU04, and in particular HOU04 Part A (a) in regards to the need for low to medium level supported living and the appropriateness of the property's layout and location for such a scheme.”

Officer report

Consultation responses

Environmental Health, Adult Social Services and highways officers supported approval subject to conditions, while the HMO Licensing Team gave no response.

“LB Barnet Environmental Health: Following the provision of additional technical reports (a Planning Statement, a Noise Impact Assessment and Noise Management Plan), the Environmental Health Officer was satisfied to recommend approval subject to conditions requiring the provision of enhanced sound insulation as well a restrictions on the noise from use at the site. Further detail can be found below.”

“LB Barnet HMO Licensing Team: The HMO Licensing Team were consulted but no response was received. However, given this is not a planning application for an HMO use, the use will be regulated, the bedroom sizes and shared amenity space (the kitchen/ dining / lounge space all met the minimum size requirements, Officers are comfortable to determine the application without receiving consultee comments from the HMO licencing team.”

Officer report

Residents’ concerns

Residents raised concerns about occupants, noise, parking, supervision, safeguarding, the nearby school, outdoor space, family housing and the adequacy of assessments.

“- Lack of clarify on occupants and supporting evidence - Impact on neighbourhood from unspecified type of residents - No details of overnight care - Use of HMO standards is misleading - No professional assessments including fire safety, noise and parking - Character impacts from similar facilities: overcrowding, noise and parking - Unauthorized entrance added - Breach of restrictive covenant limiting use to private dwellings - Loss of family housing…”

“- Lack of clarify on occupants and supporting evidence - Impact on neighbourhood from unspecified type of residents - No details of overnight care - Use of HMO standards is misleading - No professional assessments including fire safety, noise and parking - Character impacts from similar facilities: overcrowding, noise and parking - Unauthorized entrance added - Breach of restrictive covenant limiting use to private dwellings - Loss of family housing - Unsuitable location…”

Officer report

Who spoke

A person spoke against the application and the agent spoke in support, after which the committee questioned the speakers and officers.

The decision

The application was approved subject to section 106, the recommended arrangements and an informative about resident contact details and monitoring concerns.

“RESOLVED that the application be APPROVED subject to s106 and with the below additional informative. 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 applicant/operator is advised that appropriate contact information should be made available to local residents to address any concerns arising from the proposed development and any issues raised are monitored regularly by the site manager.”

Minutes