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88 - 90 The Ridgeway, London, NW11 9RU

26/0922/FULFull planning permissionRefused
Full

Refused on 5 May 2026

2 reasons for refusal

Approximate site (title boundary)
Boundary © HM Land Registry, © Ordnance Survey · details

This information is subject to Crown copyright and database rights 2026 and is reproduced with the permission of HM Land Registry. The polygons (including the associated geometry, namely x, y co-ordinates) are subject to Crown copyright and database rights 2026 Ordnance Survey AC0000851063. Conditions of use.

Proposal

Demolition of the existing dwellings and erection of a two storey building over basement with rooms in the roof space to provide 7no. self-contained residential units together with associated external amenity space, car parking, cycle storage and refuse and recycling facilities

Submitted
11 March 2026
  1. Received11 Mar
  2. Validated
  3. Consult.
  4. Target
  5. Decided5 May

Decided in 55 days (council typically 56)

About this application

This is a planning application for demolition at 88 - 90 The Ridgeway London NW11 9RU. Barnet has handled 768 applications of this type. This one was decided in 55 days. There have been 2 other applications at this address. In the past year there have been 164 applications across CH22. We hold 1,887 applications in total for the NW11 postcode area.

62% of full planning permission applications at London Borough of Barnet were approved. Across all application types, the council typically decides in about 8 weeks (median).

Based on decided applications received in the last 3 years.See what's approved near your address

Why it was refused

  1. The proposed building, combined with the outbuilding, by reason of their bulk, massing, extent of basement excavation, scale and siting would constitute incongruous buildings that would appear disproportionate, overly dominant, visually obtrusive and unsympathetic, failing to respect the local context of the area and would significantly detract from the character and appearance of the application site and locality contrary to Policies D3 and D4 of the London Plan (2021) and Policies CDH01 of the Barnet Local Plan 2025.
  2. The proposed development by reason of its scale, rearward projection, siting and design would appear overbearing and visually intrusive, when viewed from the rear gardens of neighbouring properties. The proposal would therefore be contrary to Policy D3 of the London Plan (2021), Policy CDH01 of the LB Barnet Local Plan (2025), the Sustainable Design and Construction SPD (2016) and the Residential Design Guidance SPD (2016).

From the council's decision notice.

Application details

Postcode
NW11 9RU
Application type
Full planning permission

Site constraints

Checking the site
2/3
Council recordsAppealsFlood risk

Designations that overlap or adjoin the site outline.

  • Article 4 direction: Article 4 Small Houses in Multiple Occupation (HMO) Area 1
  • Flood zone 1: Low probability (rivers and sea)
Also checked, none recorded (23)

flood storage areas, conservation areas, listed buildings, tree preservation orders, green belt, scheduled monuments, World Heritage Sites, World Heritage Site buffer zones, registered parks and gardens, registered battlefields, Heritage at Risk entries, nutrient neutrality catchments, national parks, National Landscapes, SSSIs, Special Areas of Conservation, Special Protection Areas, Ramsar sites, ancient woodland, national nature reserves, local nature reserves, heritage coasts and brownfield registers.

A guide only, from official open data; it is not a planning search. Flood zones cover rivers and sea, not surface water.

Data © Crown copyright and others · sources and licences

Contains public sector information from planning.data.gov.uk (MHCLG and local planning authorities), licensed under the Open Government Licence v3.0. © Crown copyright and database right 2026.

© Historic England 2026. Contains Ordnance Survey data © Crown copyright and database right 2026. The Historic England GIS Data contained in this material was obtained on 2026-11-03. The most publicly available up to date Historic England GIS Data can be obtained from HistoricEngland.org.uk.

© Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2026.

© Environment Agency copyright and/or database right 2026. All rights reserved. Flood Map for Planning, Open Government Licence v3.0.

Contains Ordnance Survey data © Crown copyright and database right 2026.

Source: Office for National Statistics licensed under the Open Government Licence v.3.0. Contains OS data © Crown copyright and database right 2026.

Source: Barnet

Contains public sector information from the Planning London Datahub, licensed under the Open Government Licence v3.0.

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