1.0 Introduction
1.1 Introduction
2.0 2.0 Site & Context
2.1 Site Location
2.2 Existing Property
2.3 Site Surroundings
2.4 Local Facilities
2.5 Public Transport Access
3.0 Planning Considerations
3.1 Planning Considerations
3.2 Site Planning History
3.3 Planning Precedents
4.0 Design Proposal
4.1 Design Proposal
5.0 Conclusion
5.1 Design Proposal
6.0 Appendix
6.1 Appendix 1
6.2 Appendix 2
This design and access statement has been prepared on behalf of the applicant to support the planning application. It describes the context and proposal for change of use at 2A Dale Avenue, Edgware, Harrow HA8 6AE.
This document is divided into the following sections:
1. Introduction
2. Site & Context
3. Planning Considerations
4. Design Proposal
5. Conclusion
This design and access statement should be read in conjunction with the drawings and reports submitted alongside this application.
The Subject Site is located on the northern side of Dale Avenue and to the south of Camrose Avenue. The existing property at the Subject site is a two-storey detached single family dwelling house facing east on to Dale Avenue with a garage to the side, a parking area to the front and a rear garden (the “Existing Property”). The Existing Property sits on a large sized plot with an area of 368sqm. The built-up footprint of the Existing Property is 144sqm including the three outbuildings and side garage. To the south of the Subject Site are nos.2-4 and nos.6-8 Dale Avenue which form two pairs of semi-detached bungalows with parking areas in the front and rear gardens. The surrounding area is residential in character and features a mix of two storey semi-detached and flatted buildings. The Subject Site has a good public transport accessibly with bus stop just outside. The Existing Property is not nationally or locally listed nor is it located within a conservation area or subject to any article 4 direction.
The existing property at the Subject site is a two-storey detached single family dwelling house facing east on to Dale Avenue with a garage to the side, a parking area to the front and a rear garden (the “Existing Property”).
The last use of the property is as C3 dwellinghouse.
All photographs shown on this page are taken in November 2024. For more photographs of the application site, please refer to the document submitted alongside this application named ‘Site Photographs.’
Aerial views are taken from Google maps of 2A Dale Avenue displaying boundary (highlighted in red). The images below do not show latest development of the existing property nor its surrounding area.
The location of the site is in close proximity to Burnt Oak Broadway, which features a cluster of commercial establishments including stores, restaurants, and cafes. Grocery stores such as Asda can also be found within a 15-minute walking radius.
Aside from the basic amenities provided, the area also boasts several parks and open spaces such as Chandos Park and Barnet Football Club playing fields, which are conducive to maintaining good mental and physical health.
Furthermore, the area offers a variety of options for education with numerous schools available, as well as dining options with a diverse selection of cafes and restaurants. Places of worship, care homes, and emergency and medical services are also easily accessible.
Application Site 2ADaleAvenue
The site is located between Queensbury Station, Canon’s Park Station, Edgware Station & Burnt Oak Station.
All these London Underground stations are in proximity of the site which can be easily accessed by foot, bus or less than 10 mins cycle. All residents and staff who inhabit the property will be able to take any one of these public transport facilities to their desired location.
Available bus routes near Dale Avenue are 288, 628 and 688.
Available Underground, Overground and Train services near Dale Avenue are Jubilee and Northern lines.
Bus route Bus stop L is right outside and Bus no. 288 takes 5 mins to reach Queensbury Station
Bus stop K is right outside and Bus no. 288 takes 13 mins to reach Edgware Station
Address:
2A Dale Avenue, Edgware Harrow HA8 6AE
Local Authority: Harrow Council
Conservation Area: No
Belt:
Flood Zone (Other than critical drainage area):
Zone:
Protected Tree:
The property has undergone a number of planning applications in recent years as stated below.
P/4515/19
First floor side to rear extension; single storey rear extension: two storey side to rear and single storey rear extension to create a pair of semi-detached dwellings (1 x 3 bed and 1 x 4 bed); vehicle access; parking; amenity space; landscaping; boundary treatment; bin /cycle storage (demolition of attached garage and outbuilding) – Refused (19/12/2019) Dismissed at appeal (21/10/2020).
P/2507/20
Redevelopment to provide two storey building with basement level comprising of five flats (1 x 2 bed and 4 x 1 bed); bin and cycle stores (demolition of existing dwelling) –Refused (16/09/2020)
P/1642/20
Redevelopment to create a pair of semi-detached two storey dwellings (2 x 3 bed); vehicle access; parking; amenity space; landscaping; boundary treatment; bin /cycle storage (demolition of dwelling attached garage and outbuilding) – Refused (07/08/2020).
P/1593/20/PRIOR
Single storey rear extension: 8.00 metres deep x 3.90 metres maximum height x 3.00 metres high to the eaves – Prior approval not required (17/06/2020)
P/2524/22
Redevelopment To Create A Pair Of Semi-Detached Two Storey Dwellings (2 X 3 Bed); Vehicle Access; Parking; Amenity Space; Landscaping; Boundary Treatment; Bin /Cycle Storage (Demolition Of Dwelling Attached Garage And Outbuilding) – Refused (16/11/2022) Dismissed at Appeal (26/07/2023).
PL/0968/24
Single and two storey side to rear extensions; two rear dormers (Demolition of detached shed, store, single storey side projection and attached garage) – Refused (31/05/2024
PL/1647/24
Single and two storey side extension; single storey rear extension; alterations and extension to roof; two rear dormers; rooflights in front and side roof slopes; external alterations (demolition of outbuildings and attached garage) Planning granted on 06/09/2024.
The proposal set out in this application is a common type of development across the local borough. Below are a few recent approved planning applications similar to the proposal.
Application Ref. No P/4173/22
Address: 48 Canning Rd, Harrow HA3 7SN
Proposal: Conversion of dwelling into two flats (1 X 1 bed and 1 X 2 bed); single storey side extension; rear dormer; installation of three rooflights in front roofslope; separate amenity space; bin and cycle stores
Decision: Grant, February 2023
A design led approach has been used to ensure that the high standard of living accommodation is delivered and proposed design will contribute positively to the local context.
The application site is not within a conservation area, world heritage site, a national park, an area of outstanding natural beauty, the broads nor it is within the grounds of a listed building. The site is located at the junction off Dale Ave and Camrose Ave. It has easy access to public transport like buses and it has convenience of being close proximity to shops, and other social infrastructure.
The property is used as a C3 dwelling house. Extensions were approved to this property under planning application ref no. PL/1647/24but the works have not been carried out.
Amount
The proposal only aims to extend the property footprint as approved plans and change the use to flats with some internal alterations. There is no further extension proposed other than already approved under planning application ref no. PL/1647/24.
The proposal is for 3 Flats. Flats can contribute to the overall supply of affordable accommodation, particularly for couples, young people who want to start a family and those on low income. At the same time there can be concerns, and therefore the proposal has been designed with care to mitigate the impact on the residential amenity within the area by:
• Providing Two off street parking space and cycle storage units for up to 6 no.s (2 x 3) bicycles, to meet the London Plan and Local Policy,
• Maintaining the existing boundary treatment to the rear garden to keep high level of privacy as before
• Retaining the exterior of the building as the extension which will be similar to what has been approved albeit with some minor changes to fenestrations.
• Providing new refuse storage area with 9 bins to improve the refuse storage situation for the proposed Flats. Refuge storage will be hidden from street view in the rear garden. This would meet the planning policy requirement as well as keep the street scene clutter free.
• It is considered that the above steps would mitigate the impact on proposed Flat scheme use through reasonable and responsible measurements and approaches.
The proposed Flat layouts have been carefully designed for ease of use and functionality to the highest standards. See below for further details.
Outdoor:
• Front forecourt with 3 car parking spaces, and planting
• Rear garden with planting, green space and paved area
• Cycle storage in the Rear Garden
• Bin storage in the Frontyard
The proposal includes a change of use from dwelling-house (C3) to 3 no. flats. A single and two storey side extension (after demolition of garage); single and two storey rear extension, Loft conversion with rear dormer have been proposed.
The above-mentioned extension works in principal has already been approved as part of the planning application ref no. PL/1647/24. However, below is a breakdown and design justifications of each extension elements. The design of the proposal is of a modest scale and subservient to the existing property. The extension successfully mediates between the existing surrounding properties, in accordance with Policy D3.D(11) the London Plan, Policy DM1, DM1 of the Development Management Polices and the Residential Design Guide SPD.
The proposed flat roof rear extension is to be built in line with the adjoining extension at no. 2 Dale Avenue. A 3m set-in from the corner road is provided to the rear extension behind the existing garage along with a 1m side passage to the rear garden to ensure is ease access to rear garden. (The London Plan Policy 7.4, Policy DM1 of the DMP, Residential Design Guide Section 6).
There is no change in proposal from the approved planning application ref no. PL/1647/24.
The two-storey side extension at ground floor is aligned to the existing house front wall and does not protrude beyond it. At first floor a 1.0 m set-back is introduced and the proposed roof for the two-storey side extension is hipped to reduce the overall (Residential Design Guide Section 6, First Floor or Two Storey Side Extensions (6.42, 6.46), Policy DM1 of the DMP).
There is no change in proposal from the approved planning application ref no. PL/1647/24.
The property has received planning permission for a roof conversion, with rear dormers (planning ref no. PL/1647/24). The proposal is carefully designed to reduce the mass and bulk of the rear dormers and make them look subservient. This is achieved by introducing two smaller dormer, which align with the Residential Design Guide Section 6, Roof Alterations 6.69 and Policy DM1 of the DMP.
There is no change in proposal from the approved planning application ref no. PL/1647/24.
It is understood that the proposed increase in occupants on Dale Avenue may lead to a rise in activity in the area.
However, it is important to recognize that government policy encourages local planning authorities to support balanced communities. A balanced community is one where no single household type, size, or tenure dominates, fostering harmony and diversity. Sustainable communities depend on striking the right balance between long-term residents and a more transient population.
This proposal has been thoughtfully designed, and the flats will be managed by a management company with the utmost care and consideration for the neighborhood, ensuring no adverse impact on Dale Avenue or its affects in residents in an adverse way.
There is a negligible visual impact to the street scene.
This property is within a PTAL 1B location meaning that access to public transport is considered to be not good. But it is next to a bus-stop and 10-20 minutes walk numerous public transport options, shops, services and other amenities are available, as shown on page 9 of this document.
Small flats tend to attract occupants that are less likely to be car owners. Nonetheless, 2 car parking spaces are proposed on site for visitors/residents. Though there is opportunity for on-street parking along Dale Avenue this would be discouraged. The proposal also includes cycle storage units for up to 12 cycles (details shown on page 20) to meet the Harrow Local Plan DMP and the London Plan requirements but to also encourage the residents to use public transport in order avoid any on-street parking problems.
Local bus stop are nearby (with bus frequency every 8- 10 minutes in peak hours) and Train/National Rail Station are only 20 minutes walking distance away, which provides easy access to any London and outer London destination. Thus, there would be a minimum requirement for owning a car.
The entire scheme is designed to encourage occupants on the proposed flats to use cycle and public transport. A two secure cycle stores are provided to EACH of the three rear garden for residents’ use.
The proposal provides a secure and lockable cycle parking storage units located in the rear garden of the application site, to meet the Harrow Local Plan DMP and the London Plan requirements. For further details of the cycle store, please refer to drawings submitted alongside this document.
On-site provision for general waste, the separation of recyclable materials and the collection of organic materials for composting are made in compliance with Policy DM45 Waste Management. The proposal provides a refuse enclosure located in the rear garden of the application site. Bin Stores location is within the collection distance of 10m from the public Highway and are neatly designed. The residents would be required to move the bins to the kerbs via side access on collection days. There is a bin holding area as well which has been designed to cause minimum disruption to the footpath on the bin collection day. For further details of the bin store, please refer to drawings submitted alongside this document.
The proposal will make use of existing access for the rear garden from the side alleyway. The alleyway access will be via gate with a secure lockable door entry system This gate will be as high as the fence with anti-climbing spikes on the top. The side access will allow for resident cycle users to securely park and store their cycles in the cycle store located at the rear garden.
The property already has an existing vehicle drop kerb in the front, for easy access into the forecourt parking or side access. Front will be used to move the bins to the kerbs on collection days by the residents. The site is well within easy walking distance of nearby bus routes on Camrose Avenue. There is also a wide range of shops and facilities within easy reach via public transport and on foot, as detailed on section 2.4 and 2.5.
All site access is and will remain through Dale Avenue. The property is located slightly away from the junction with the main road. The proposed works does not interfere with the access route to the other houses on the road and since this road is not a through road, the impact of development would be very minimal on traffic related to construction of this development.
As mentioned, the extension works to the property have been approved in principal under approved planning application ref no. PL/1647/24 Council noted that Privacy wasn’t a concern for that approval. No further extension are proposed other than those approved. Thus, the privacy will not be an issue for this application too.
The property benefits from a spacious plot, allowing for sufficient external facilities, including forecourt parking, planting area, rear garden with patio, green space and planting. Property will provide adequate facilities, amenity space and secure accommodation within the plot for the proposed Flats, ensuring there are no significant adverse implications for neighbouring residential amenities and the amenities of future occupiers, therefore the proposal is in accordance with Policy D3 of The London Plan (2021), Policies DM1, DM27 and DM30 of the Development Management Policies Local Plan.
The proposed soft and hard landscaping is in accordance with guidance from Policy DM22, DM23 of the DMP. The proposal includes planting to act as a defensive planting for living room and bedrooms at ground floor level. The rear garden has green grass and planting for the residents to enjoy. There are no trees subject to protection within the proposed building zone. Please refer to the site plan submitted alongside this application for further details.
All the materials and products have been selected with care and consideration for the surroundings existing structure and the properties within the vicinity.
All materials to match existing dwelling.
Any existing materials removed during demolition which can be reused, will be installed where possible, thereby making the conversion as sustainable as possible. Use of solar panels and diverting surface water in a soakaway will make the development sustainable.
The Flat design includes safety measures such as secure entry systems, secure & lockable gates, well-lit communal areas, and clear external lighting management procedures to minimize potential crime or anti social behavior. The proposal aligns with local development policies by prioritizing community safety and ensuring the Flats integrate seamlessly into the existing neighborhood fabric.
The design has been carefully considered, particularly in regard to the noise and acoustics of the property. As the property division into flats designed for that the noise levels are controlled and neighbouring properties will not have any adverse effects.
The development would not result in an increase in the development footprint from the approved planning application ref no. PL/1647/24 on the site and would therefore have no impact in terms of increased surface water flood risk.
Connections will be made to the existing system within the street. Hard paved areas will utilize permeable paving systems.
A fire safety information document and drawings have been submitted alongside this application to show compliance with Part A of Policy D12 of the London Plan (2021). Please refer to document named 'Fire Safety Information' for further details.
The existing garden to the rear is large & the space would be divided into 3 separate areas with each of the 3 proposed flats be having its own individual amenity space. Ground Floor flats will have direct access to the respective gardens. The garden touching the rear wall of the boundary will be allocated to the top floor flat. Landscaping plan along with hard/soft landscaping details can be found as a part of the submission and the landscaped amenity space will bring positive contribution to the living condition of the inhabitants.
Given the criteria of stacking rooms we have carefully arranged all bedrooms, & Living Areas Stack on top of each other respectively. This would be good for the drainage and sound purpose.
The sell-contained flats have been designed in such a way that each room would be usable to the maximum. Providing good quality living accommodation that meets London's modern day housing criteria.All room will benefit from appropriate ceiling height.
The proposed ground floor flats may be allocated to Social House there by easing the housing difficulties which the Harrow Council is currently facing
The proposal is seen to be a reasonable development for this type of scale and location which would comfortably house 3 flats.
The extension has been designed in a manner that does not disturb the character of the property with small impact on street scene. The conversion will not affect the architectural character of the existing property and has been designed to be sympathetic to the immediate neighbouring property with the building line and key dimensions respectful of its context. Even After the Conversion the property with look like a single dwelling house,
Based on the information presented within this document, accompanying drawings and reports, we are confident that this proposal adheres to the relevant local and national planning policy. The proposal is respectful of the neighbouring properties and sensitive to the existing property and area. This careful and attentive design will provide a positive addition to the property and area. We trust that you will give favourable consideration to our application.
Thus, it is felt that the proposal is of an acceptable standard scheme. We look forward to working with the local council to facilitate a favourable decision.
Proposed cycle store for upto 9 cycles will be provided with 3 number of Asgard Bike Storage x3 cycle shed or a similar product.
Proposed bin store for up x4 wheelie bin will be Bellus Quad Wheelie Bin Storage Chest for 4 x 240 Litre Bins or a similar product.
External Dimensions: 1200 x 2840 x 804mm (H/W/D)
Internal Dimensions: 1090 x 650-650-650-650 (Each Compartment) x 750mm (H/W/D)
