Basement and terrace alterations at 19 Wellgarth Road, London NW11

What was proposed

The application sought a basement with lightwells and skylight, a level rear paved terrace, an enclosed central door and removal of a side door.

“Proposal: Excavation of basement level with associated lightwells. Proposed north skylight. Re-landscaping of the existing rear terrace to provide level paved terrace. Enclosing of the existing rear central door and removing the door from the western side wing…”

Officer report

The site

The site is a detached locally listed family dwelling in the Hampstead Garden Suburb Conservation Area, in flood zone 1 and a critical drainage area.

“This application site comprises of a detached family dwelling situated at 19 Wellgarth Road, NW11 7HP situated in Garden Suburb ward. The property is in Flood zone 1, is at low risk of surface water flooding but in a Barnet critical drainage area. This property is locally listed (REF: HT00770) and is within the Hampstead Garden Suburb Conservation Area. The local listing description is as follows:”

“The Conservation Area Character Appraisal notes;”

Officer report

What consultees said

Two objection letters and the Hampstead Garden Suburb Trust opposed the scheme, while heritage, tree and flood officers raised no objections subject to amendments or conditions.

“Public Consultation A site notice was posted and consultation letters were sent to 8 neighbouring properties. 2 No. objection letters were received, one of which is on behalf of 15 occupiers of 8 properties.”

“Hampstead Garden Suburb Trust has been consulted on the application and has confirmed they object to the proposals. Comments are summarised below: - The proposal would significantly increase the house's size (by 64%), reducing affordability and setting a precedent for larger, less accessible homes. - A larger house could attract more vehicles and visitors, potentially affecting neighbours. The basement could be used in ways that disrupt the community.”

Officer report

Who spoke

A ward councillor, another councillor’s representative, two objectors and the application’s agent addressed the committee.

What members debated

Members considered the basement’s scale, its effect on the conservation area and neighbours, Trust comments, and whether conditions could address flooding, vibration and construction disruption.

“Councillor Lachhya Gurung proposed a motion to refuse this application based on the detrimental impact of the basement in terms of its scale on the character of the locally listed property and the conservation area. Councillor Josh Mastin-Lee seconded the motion. Councillors considered that weight should be given to the comments received from the Hampstead Garden Suburb Trust who had refused consent.”

Minutes

The votes

The committee first rejected the officer recommendation after a tied vote and the Chair voted against approval; refusal then passed after another tied vote and the Chair voted for it.

“The Committee moved to a vote on Officer’s recommendations. The vote was as follows:”

“For – 3 (approval) Against – 3 (approval) Abstention – 0 (approval)”

Minutes

The final decision

The application was refused because the basement’s scale was considered out of character, overdevelopment, and harmful to the locally listed building and conservation area.

“That the application was refused due to the proposed development, by reason of the scale of the basement, would be out of character within this part of the Hampstead Garden Suburb and would be an overdevelopment of the site, detrimental to the character of the locally listed building and the Hampstead Garden Suburb conservation area, contrary to policies D3 and HC1 of the London Plan (2021), Policies CDH01 and CDH08 of the Barnet Local Plan (2025) and the Hampstead Garden…”

Minutes