Planning application · Barnet
20/1719/FUL.
Land Formerly Known As British Gas Works Albert Road New Barnet Barnet EN4 9SH
Full / Other Planning at Land Formerly Known As British Gas Works Albert Road New Barnet Barnet EN4 9SH, received 2 Apr 2020 — refused on 16 Dec 2020 by committee.
ApprovedRefusedOther
At a glance · this applicationBarnet profile →
Refused
Outcome
16 Dec 2020
37 wks
Decision time
29 wks over the 8-week target
—
Conditions
not captured
936
Documents
200 linked
—
Objections
not captured
No
Appeal
none recorded
Record from the Barnet planning register as captured; documents link to the council's own files. Nearby applications are context, not part of this application.
Application
What is it?
Redevelopment of the site to provide 652 residential units (Use Class C3) within 14 buildings ranging from 1 to 10 storeys and a single storey Plaza Kiosk building, with 327.6sqm of retail/commercial space and 111.3sqm of community space (Use Class A1/A2/A3/A4/B1/D1/D2) at ground floor, new public realm with communal landscaped amenity areas, alterations and additions to existing highways arrangements plus the removal of existing elevated footbridge and creation of new pedestrian routes, 392 car parking spaces (including car club and accessible provision) with basement and surface level provision, secure cycle parking, servicing and other associated development
Reference
20/1719/FUL
Type
Full Application
Applicant
Agent / consultant
Case officer
Postcode
EN4 9SH
Ward
Council
Received
2 Apr 2020
Target date
2 Jul 2020
Decision date
16 Dec 2020
Decision route
Planning committee
Status
Refused
Council register
Reference
20/1719/FUL
Type
Full Application
Show all 15 rows
Applicant
Agent / consultant
Case officer
Postcode
EN4 9SH
Ward
Council
Received
2 Apr 2020
Target date
2 Jul 2020
Decision date
16 Dec 2020
Decision route
Planning committee
Status
Refused
Council register
Documents
What was filed?
Document
Published
View
936 documents on the council file; the first 200 are listed here.
Documents open on the Barnet portal (the portal needs its documents tab opened first — the link handles that). View the application page ↗
Decision
What happened?
Refused on 16 Dec 2020, determined by the planning committee — 37 weeks from submission (29 over the 8-week target).
Timeline
Date
Event
2 Apr 2020
Application received
2 Jul 2020
Statutory target date
16 Dec 2020
Committee decision: Refused
2 Apr 2020
Application received
2 Jul 2020
Statutory target date
16 Dec 2020
Committee decision: Refused
Why it was refused
Reason
As stated on the decision notice
1
The proposed development, by virtue of its excessive height, scale, massing and
density would represent an over development of the site resulting in a visually
obtrusive form of development that would fail to respect its local context and the
pattern of development in the area, to such an extent that it would be detrimental to
the character and appearance of the area. The proposal would therefore not
constitute a sustainable form of development and would be contrary to the
provisions of the NPPF; Policies 3.4, 7.4, 7.6 and 7.7 of the London Plan (2016);
Policies CS NPPF, CS5, DM01 and DM05 of the Barnet Local Plan Core Strategy
and Development Management Policies (2012).
2
The proposed development by reason of its density, design and layout, would
provide an unsatisfactory standard of residential accommodation due to the poor
layout of some of the proposed flats, inadequate separation distances, poor
outlook, limited natural light and poor quality courtyard amenity spaces. The
proposal would therefore represent a poor form of development to the detriment of
the amenity and living conditions of future occupiers. Therefore the proposal is
contrary to the provisions of the NPPF; Policies 3.5, 7.4 and 7.6 of the London Plan
(2016); Policy CS5 of the Local Plan Core Strategy (2012); Policy DM01 and DM02
of the Development Management Policies (2012); the Council's Residential Design
Guidance SPD (2016); and Sustainable Design and Construction SPD (2016).
3
The proposed development, by virtue of the unit mix being predominantly one and
two bedroom units and with no provision of four bed family units, fails to provide a
genuine choice for a growing and diverse population and thus fails to meet the
identified housing need in Barnet, contrary to the requirements of the NPPF; Policy
3.8 of the London Plan (2016); and Policies CS4 and DM08 of the Barnet Local
Plan Core Strategy (2012) and Development Management Policies (2012).
4
In the absence of a Section 106 Agreement, the application does not include a
formal undertaking to enable an amendment to the Traffic Regulations Order and to
secure the planning obligations which are necessary to make the application
acceptable. The application is therefore contrary to the NPPF; London Plan Policies
3.6, 3.12, 3.13, 4.3, 4.12, 5.2, 6.3, 6.9, 6.10, 7.19, 7.21, 8.2; Policies DM02, DM04,
DM10, DM14, DM16, DM17; and Policies CS4, CS7, CS8, CS9, CS15 of the
Development Management Policies (2012); Barnet Local Plan Core Strategy
(2012); the Barnet Planning Obligations (adopted April 2013); Affordable Housing
(adopted February 2007 and August 2010) Supplementary Planning Document; the
Barnet Supplementary Planning Document on Delivering Skills, Employment and
Enterprise Training (SEET) (adopted October 2014); and the Mayor's
Supplementary Planning Guidance on Affordable Housing and Viability (2017).
1
The proposed development, by virtue of its excessive height, scale, massing and
density would represent an over development of the site resulting in a visually
obtrusive form of development that would fail to respect its local context and the
pattern of development in the area, to such an extent that it would be detrimental to
the character and appearance of the area. The proposal would therefore not
constitute a sustainable form of development and would be contrary to the
provisions of the NPPF; Policies 3.4, 7.4, 7.6 and 7.7 of the London Plan (2016);
Policies CS NPPF, CS5, DM01 and DM05 of the Barnet Local Plan Core Strategy
and Development Management Policies (2012).
2
The proposed development by reason of its density, design and layout, would
provide an unsatisfactory standard of residential accommodation due to the poor
layout of some of the proposed flats, inadequate separation distances, poor
outlook, limited natural light and poor quality courtyard amenity spaces. The
proposal would therefore represent a poor form of development to the detriment of
the amenity and living conditions of future occupiers. Therefore the proposal is
contrary to the provisions of the NPPF; Policies 3.5, 7.4 and 7.6 of the London Plan
(2016); Policy CS5 of the Local Plan Core Strategy (2012); Policy DM01 and DM02
of the Development Management Policies (2012); the Council's Residential Design
Guidance SPD (2016); and Sustainable Design and Construction SPD (2016).
3
The proposed development, by virtue of the unit mix being predominantly one and
two bedroom units and with no provision of four bed family units, fails to provide a
genuine choice for a growing and diverse population and thus fails to meet the
identified housing need in Barnet, contrary to the requirements of the NPPF; Policy
3.8 of the London Plan (2016); and Policies CS4 and DM08 of the Barnet Local
Plan Core Strategy (2012) and Development Management Policies (2012).
Show all 4 rows
4
In the absence of a Section 106 Agreement, the application does not include a
formal undertaking to enable an amendment to the Traffic Regulations Order and to
secure the planning obligations which are necessary to make the application
acceptable. The application is therefore contrary to the NPPF; London Plan Policies
3.6, 3.12, 3.13, 4.3, 4.12, 5.2, 6.3, 6.9, 6.10, 7.19, 7.21, 8.2; Policies DM02, DM04,
DM10, DM14, DM16, DM17; and Policies CS4, CS7, CS8, CS9, CS15 of the
Development Management Policies (2012); Barnet Local Plan Core Strategy
(2012); the Barnet Planning Obligations (adopted April 2013); Affordable Housing
(adopted February 2007 and August 2010) Supplementary Planning Document; the
Barnet Supplementary Planning Document on Delivering Skills, Employment and
Enterprise Training (SEET) (adopted October 2014); and the Mayor's
Supplementary Planning Guidance on Affordable Housing and Viability (2017).
Policies cited
London Plan 3.4London Plan 7.4London Plan 7.6London Plan 7.7CS5DM01DM05NPPFLondon Plan 3.5DM02London Plan 3.8CS4DM08CS7CS8CS9CS15
Public response
Comment counts were not captured for this application.
People
Who is involved?
Name
Role
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer (report to committee)
Determined at committee
Applicant — the party who applied, not necessarily the owner
Agent · consultant profile
Case officer (report to committee)
Show all 4 rows
Determined at committee
Place
What affects it?
Context around the site — not part of this application. Designations over the site: use the map's designations filter (conservation areas, listed buildings, Article 4, flood risk …). Decisions within 250 metres of the site are listed below — context, not this application.
Other applications within 250 metres (context — nearby, not this application)
No other geocoded decision is recorded within 250 metres.