225 - 229 Regents Park Road London N3 3LD

1. 1.The proposed rear extension, by reason of its excessive depth, scale, massing, siting, design and materials, would appear as a disproportionate, visually intrusive and incongruous form of development which fails to relate sympathetically to the host building or the prevailing character and appearance of the surrounding area. The extension would occupy almost the entirety of the rear external space and, owing to its prominent visibility from public vantage points, would result in a dominant and discordant feature that causes harm to the character and appearance of the site, the street scene and the wider locality. The proposal therefore conflicts with Policies CDH01 and CDH05 of the Barnet Local Plan (2025) and Policies D3 and D4 of the London Plan (2021) and the LB Barnet: Sustainable Design and Development Guidance SPD (2026), which seek to secure high quality design that responds positively to local character and context.
2. 2.The proposed extension, by reason of its excessive depth, scale, bulk and siting immediately adjacent to the shared boundaries with neighbouring residential properties, would result in an unduly dominant, overbearing and visually intrusive form of development. The proposal would cause a material loss of outlook and an increased sense of enclosure for the occupiers of No. 231 Regents Park Road, resulting in unacceptable harm to their living conditions and residential amenity. The proposal is therefore contrary to Policies CDH01 and CDH05 of the Barnet Local Plan (2025), Policy D3 of the London Plan (2021) and the National Planning Policy Framework (2026) and the LB Barnet: Sustainable Design and Development Guidance SPD (2026), which require development to safeguard the amenities of neighbouring occupiers.
3. 3.The proposed development would facilitate a significant intensification of the use of the premises through the increase in seating capacity from 36 to 86 covers and the use of the rear extension as a shisha lounge/bar. By reason of the increased customer numbers, the extended operating hours until 02:00, the retractable/openable roof, the proximity of the extension to adjacent and surrounding neighbouring residential properties, the absence of satisfactory noise mitigation measures, the lack of adequate information regarding odour extraction, ventilation, servicing and waste management arrangements, and the potential conflict with smoke-free legislation, the proposal would be likely to result in unacceptable levels of noise, disturbance, odour and loss of residential amenity to nearby occupiers. In the absence of sufficient evidence demonstrating that these impacts can be satisfactorily mitigated, the proposal is contrary to Policy D3, D13 and D14 of the London Plan (2021); Policies ECC02, CDH01 and CDH05 of Barnet's Local Plan (adopted March 2025) and Supplementary Planning Document: Sustainable Design and Development Guidance (Adopted 2026).

From the council's decision notice.

Postcode

N3 3LD

Application type

Amendment

Scale / size

Small

Parish

Not Available

Date validated

24 August 2026

Consultation expiry

24 September 2026

Architect profile

SERA HOMES LTD

Documents

24