11 flats and shops at 44 Barnet Road, Potters Bar

What was proposed

The application sought outline permission to replace a two-storey mixed-use building with 11 flats, two commercial units and associated storage and landscaping.

“DEVELOPMENT Demolition of existing detached two storey mixed use building to facilitate construction of four storey mixed use building with accommodation in the roof space providing 11x flats and 2x ground floor commercial units. Associated hard and soft landscaping and bin / cycle storage. (Outline application with all matters reserved).”

“The application seeks outline planning permission (all matters reserved) for the demolition of the existing two-storey mixed-use building at 44 Barnet Road and the construction of a four-storey mixed-use building with accommodation in the roof space, comprising 11 residential units and 2 ground floor commercial units.”

Officer report

The site and surroundings

The site was in Potters Bar Town Centre, with commercial, residential and industrial uses around it and no heritage or ecological designations.

“Opposite the site on Barnet Road are a variety of commercial buildings constructed and adapted to accommodate a builder’s yard and other ‘trades’ shops and generally at two storey scale. The townscape to the north contains a hybrid collection of traditional hipped two and three storey terraced buildings, containing shops at ground floor and either offices or residential accommodation above, and there are a scattering of flat roofed buildings in the vicinity as well as a…”

“The site falls within the Potters Bar Town Centre.”

Officer report

Consultation responses

Highways and several utilities raised no objection subject to conditions, while the flood risk officer requested further drainage information.

“Responses: Consultee Comment Senior Flood Risk And SuDS Officer Objection – further drainage information required.”

“Consultee Comment (Officer comment – please see Flood Risk section of the report)”

Officer report

Residents’ concerns

Eight objections and three other comments raised concerns about parking, privacy, light, outlook, amenity, noise and pressure on infrastructure.

“Impact on parking in Zone N – parking permits will not be made available to the new residents. • Insufficient parking – see car parking section. • Impact on loss of light, outlook, privacy and overlooking – see residential amenity sections. • HMO – this is not a HMO proposal. See proposal description for more details. • Inadequate amenity standards – see residential amenity section. • Impact on character and appearance – see character and appearance section.”

Officer report

Who spoke

The applicant’s agent spoke in support of the application.

What members discussed

Members discussed developer profit, parking provision, nearby car parks, housing need, town-centre parking patterns and lifts serving all floors.

“A Member asked the amount of developer profit the applicant would make under Aspinall Verdi’s calculations. The Planning Officer confirmed this would be 17% for residential and 15% for commercial.”

“Some Members were concerned about the lack of parking but acknowledged that the site fell within a Town Centre location. The Interim Head of Planning, Economic Development & Climate Change also advised that it was very common for commercial units within a town centre location to lack parking. The allocations of the parking would be determined at the reserved matters stage of the application.”

Minutes

The committee vote

Members agreed the recommendation unanimously, with twelve votes in favour and none against or abstaining.

“It was proposed by: Councillor R Georgiou, seconded by Councillor M Amron that the recommendations as set out in the report be agreed.”

“For: (12 total) - Councillors M Allen, M Amron, G Briski, M Handley, H Green, A Kaza, D Lambert, P Morris, P Richards, B Rosehill, N Susman, R Georgiou. Against: (0 total) – No Votes Abstain: (0 total) – No Votes Total votes cast: 12”

Minutes

The decision

Permission was granted subject to conditions.

“RESOLVED that Permission be GRANTED subject to conditions.”

Minutes