25 Prayle Grove, London, NW2 1BA

Planning appeal 3284369 at 25 Prayle Grove, London, NW2 1BA (London Borough of Barnet) was dismissed on 18 March 2022 by Inspector Bowyer J, by written representations. The main issue, as the Inspector framed it: whether or not the proposal would meet an identified need.

Change of use from a dwelling (C3 Use) to a 6 bedroom 6 person HMO (C4 Use) including construction of porch, part single, part two storey, side and rear extensions following demolition of existing garage

Authority: London Borough of Barnet
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Bowyer J
Postcode: NW2 1BA

Main issues, as the Inspector framed them

whether or not the proposal would meet an identified need
the effect of the proposal on the character of the area and the living conditions of the occupiers of neighbouring dwellings with particular regard to noise and disturbance
whether or not the proposed parking arrangements would be acceptable having regard to the accessibility of the site and the effect of the proposal on the safe and efficient operation of the highway network

What decided it

The proposal failed to demonstrate an identified need for HMO accommodation and would cause detriment to the character of the area and living conditions of neighbouring occupiers through increased noise and disturbance.

The modest benefits of making effective use of the site to provide low-cost accommodation in a growth area were insufficient to outweigh the adverse impacts and conflict with the development plan.

What the Inspector cited

Development plan policies: Policy DM09Policy H9Policy DM08Policy DM01Policy CS1Policy CS5Policy DM17

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 authority’s record since 2016 · every decision in 2022

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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.