The Banda Clifford Road Barnet EN5 5NY

1. 1.The proposed development, by reason of its scale, height, massing, design and architectural detailing, would result in an overly dominant and incongruous form of development that fails to respect the character and appearance of the surrounding area and would fail to preserve or enhance the character and appearance of the Monken Hadley Conservation Area. The harm caused to the significance of the Conservation Area would not be outweighed by the public benefits of the proposal. The development is therefore contrary to Policies CDH01 and CDH08 of the Barnet Local Plan, Policies D1, D3, D6 and HC1 of the London Plan, and the design and heritage objectives of the National Planning Policy Framework.
2. 2.The proposed development, by reason of its height, scale and proximity to neighbouring garden boundaries, would appear overly dominant and visually intrusive within the rear garden environment, resulting in an unacceptable sense of enclosure for neighbouring occupiers. Furthermore, the intensified residential use of the site, together with the siting of the access road, parking areas and refuse storage facilities in close proximity to neighbouring properties, would give rise to increased noise, disturbance and activity, to the particular detriment of the occupiers of The Gothic Cottage. Insufficient information has been submitted to demonstrate how these impacts would be adequately mitigated. As such, the proposal would result in unacceptable harm to neighbouring residential amenity and is therefore contrary to Paragraph 135 of the National Planning Policy Framework (2024), Policy D3 of the London Plan (2021), Policy CDH01 of the Barnet Local Plan (2021-2036) and the Council's Sustainable Design and Development Guidance SPD (2026).
3. 3.The proposed development would provide an unacceptable standard of residential accommodation for future occupiers due to the proximity of the front light wells and associated retaining walls to habitable room windows, resulting in poor outlook, reduced daylight, and increased noise and disturbance from adjacent parking areas. Furthermore, insufficient information has been provided to demonstrate that adequate privacy would be achieved to prevent overlooking into the light wells from surrounding areas. The proposal is therefore contrary to Policy D6 of the London Plan (2021), Policy DM01 of the Barnet Local Plan, and the Council's Residential Design Guidance SPD (2016).
4. 4.Insufficient ecological information has been submitted in respect of the impact of the proposed development on protected species and biodiversity. In the absence of such ecological information, the Local Planning Authority is unable to properly assess its impact in accordance with its duty under Section 43 of the Conservation of Habitats and Species Regulation 2017 and Section 9 of the Wildlife and Countryside Act 1981 (as amended) and it is considered that the proposed development would cause likely harm to protected species and wildlife. In addition, due to lack of clarification it fails to meet its Biodiversity Net Gain obligation as per Section 13, Schedule 7a of the Town and Country Planning Act 1990, contrary to Policy G6 of the London Plan (2021) and Policies ECC07 (Biodiversity) (adopted March 2025).
5. 5.The proposed development fails to provide an overnight parking stress survey to demonstrate the availability of spaces off site and to mitigate the highway and car parking impacts of the proposed development. In the absence of this survey, the development due to its low PTAL score would result in a heightened level of parking pressure and congestion, to the detriment of highway and pedestrian safety and the free-flow of traffic, contrary to Policy TRC03 of the Barnet Local Plan (adopted March 2025) and Policies T6, T6.1, T6.2, T6.3 and T6.4 of the London Plan (2021).

From the council's decision notice.

Postcode

EN5 5NY

Application type

Full Application

Scale / size

Small

Date validated

12 June 2026

Consultation expiry

9 July 2026

Target decision date

7 August 2026

Statutory period

56 days

Last advertised

18 June 2026

Advertisement expiry

9 July 2026

Site notice start

18 June 2026

Site notice end

9 July 2026

Planning Portal ID

PP-14901116

Comments

0

Documents

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