Side and rear extension at 10 Cotswold Gardens, London NW2

What was proposed

The application proposed side and rear extensions, a garage conversion, a replacement window, a rear dormer and three front rooflights.

“Proposal: Part single, part two storey side and rear extension with 1no. skylight. Conversion of the existing garage into habitable room, insertion of window to replace the garage door. Roof extension involving rear dormer window and 3no. front facing rooflights…”

Officer report

The site

The site is a two-storey semi-detached home on a corner plot in a mainly residential area, with earlier extensions not yet complete.

“The application site is located at 10 Cotswold Gardens, consisting of a two-storey semi- detached dwellinghouse. The area surrounding the site is mainly residential consisting of semi-detached properties. The application property is located on a corner plot at the junction of Cotswold Gardens and the cul-de-sac Cotswold Gate.”

“The application dwelling has previously been extended by way of a two-storey side extension and single storey part width rear extension, though this is yet to be complete.”

Officer report

Earlier applications

Earlier applications included prior approval for a rear extension, two refusals for flat conversions and approval for similar householder works.

“Reference: 22/5701/PNH Address: 10 Cotswold Gardens, London, NW2 1QR Decision: Prior Approval Not Required Decision Date: 5 January 2023 Description: Single storey rear extension with 6m beyond the original rear wall, 4m maximum height and 3m maximum eaves height after partial demolishing existing rear extension…”

“Reference: 23/3146/FUL Address: 10 Cotswold Gardens, London, NW2 1QR Decision: Refused Decision Date: 14 September 2023 Description: Conversion of the existing dwelling into 3no. self-contained flats including part single, part two storey rear and side extension, conversion of the garage into habitable room, insertion of window to replace the garage door. Roof extension including hip to gable, rear dormer window and 2no. front facing rooflights.”

Officer report

What officers recommended

Officers recommended approval subject to conditions because the proposal would respect the dwelling and area and would not harm neighbours’ amenities.

“Similar to the previous approval, 24/3715/HSE, the dormer is of a smaller and more appropriate scale. The rear dormer window has been amended to appear as more subsumed within the proposed roof scape. This therefore would be more commensurate with other similar extensions in the surrounding area.”

“This element of the proposal is considered to be of a proportionate scale, forming an acceptable development. The proposed development is therefore found to respect the established character or the original dwelling as it currently stands.”

Officer report

What residents said

Eleven objections raised concerns about possible non-residential use, parking, overcrowding, noise, comings and goings, overdevelopment and harm to character.

“A site notice was posted on the 30th October 2025 11no objections have been received. The main points for consideration are:”

“-Concern regarding non-residential use as an HMO or self-contained flats, related infrastructure issues such as parking, overcrowding, alongside associated noise pollution, increased comings and goings from increased occupancy. -Concern regarding overdevelopment of the site, disproportionate and bulky extensions, resultant harm regarding character, contradictory to the local development plan.”

Officer report

Who spoke

A speaker objected and read a residents’ association statement, while the agent spoke in support of the application.

Questions and vote

The committee questioned the speakers and officers before voting on the officer recommendation.

“The Committee then had the opportunity to ask questions of the speakers and officers.”

“The Chair moved to vote on the Officer’s recommendations.”

Minutes

The committee’s decision

The committee approved the application subject to conditions and delegated authority for minor changes to the conditions or reasons.

“RESOLVED that the application be APPROVED subject to 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…”

Minutes