Wood Street, Barnet, EN5 4BZ

Planning appeal 3273189 at Wood Street, Barnet, EN5 4BZ (London Borough of Barnet) was dismissed on 1 November 2021 by Inspector Price J, following an inquiry. The main issue, as the Inspector framed it: the effects of the proposal on the character and appearance of the area, including the WSCA.

demolition of non-listed structures and construction of a new single storey building to be used as an artists'/bee keepers' studio building (Use Class D1) and new vehicular access point off Wellhouse Lane. Construction of 152 new residential dwellings (Use Class C3) consisting of 53 single family dwellings and 99 flats ranging from 2 storey to 4 storeys in height. New landscaping, public open space, play areas, public realm, ecological enhancements and private agricultural land. Creation of new vehicular access points off Wood Street and off Wellhouse Lane. New pedestrian and cycle access points off Wood Street and Wellhouse Lane, restricted emergency vehicle access off Wellhouse Lane

Authority: London Borough of Barnet
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Major dwellings
Inspector: Price J
Postcode: EN5 4BZ

Main issues, as the Inspector framed them

the effects of the proposal on the character and appearance of the area, including the WSCA
the effects of the proposal on the special interest of The Whalebones, a grade II listed building, and the heritage significance of the WSCA
whether any harm to the significance of the designated heritage assets would be outweighed by the public benefits of the proposal
whether, in the context of local and national policy, the proposal would comprise sustainable development in an overall planning balance

What decided it

The significant harm to the heritage significance of the grade II listed Whalebones House and the Wood Street Conservation Area, to which great weight was attached, was found to strongly outweigh the public benefits of the scheme.

The less than substantial but significant harm to designated heritage assets, attracting great weight, strongly outweighed the significant public benefits of housing delivery, affordable housing and open space, tipping the balance against the proposal even on a notional tilted balance.

What the Inspector cited

Development plan policies: Policy HC1Policy CS5Policy CS7Policy DM01Policy DM06
National Planning Policy Framework: Paragraph 11Paragraph 48Paragraph 199Paragraph 202
Judgments: Bedford Borough Council v SSCLG [2013] EWHC 2847 (Admin); Barnwell Manor Wind Energy Limited v East Northamptonshire District Council [2014] EWCA Civ 137

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

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The decision letter

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.