Land To The Rear Of 13 And 15 Selborne Gardens London NW4 4SH

1. 1.The proposed development, by reason of the introduction of a standalone commercial office use within a backland site situated in a predominantly residential area, would result in an inappropriate and isolated employment use outside the Borough's designated town centres, Growth Areas and recognised employment locations. The proposal would undermine the Council's spatial strategy, which seeks to direct commercial and business uses to sustainable locations where they support the vitality and viability of town centres and established employment areas. Accordingly, the proposal is unacceptable in principle and is contrary to Policies TOW01 and ECY01 of the Barnet Local Plan (adopted March 2025) and the objectives of the NPPF (2025).
2. 2.The proposed development has failed to demonstrate that safe and suitable access can be achieved for the proposed commercial office use. The proposal would intensify the use of an existing narrow, constrained and unlit private access that is unsuitable to accommodate the level and type of vehicular movements associated with the development, resulting in increased conflict between vehicles and pedestrians to the detriment of highway safety. Furthermore, the proposal fails to provide parking in accordance with the relevant standards, does not include a Parking Design and Management Plan, fails to demonstrate satisfactory servicing arrangements, and makes no provision for cycle parking. As such, the proposal is contrary to Paragraph 115 of the National Planning Policy Framework, Policies T4, T5, T6.2 and T7 of the London Plan (2021), and Policy TRC03 of the Barnet Local Plan (adopted March 2025).
3. 3.Insufficient ecological and Biodiversity Net Gain (BNG) information has been submitted to enable the Local Planning Authority to fully assess the impact of the proposal on biodiversity and protected species. In particular, the absence of a Preliminary Roost Appraisal and a Biodiversity Net Gain Assessment and statuary metric prevents a determination of compliance with Biodiversity Net Gain requirements. As such, the proposal fails to demonstrate compliance with relevant biodiversity legislation and planning policy contrary to Policy G6 of the London Plan (2021) and Policy ECC07 of the Barnet Local Plan (adopted March 2025).

From the council's decision notice.

Postcode

NW4 4SH

Application type

Full Application

Scale / size

Small

Date validated

4 June 2026

Consultation expiry

2 July 2026

Target decision date

30 July 2026

Agent

Ikitect AID London

Agent address

71F Church Street Lower Edmonton London N9 9PY

Statutory period

56 days

Site notice start

11 June 2026

Site notice end

2 July 2026

Planning Portal ID

PP-14978348

Comments

0

Documents

4