# 306 Ballards Lane, Finchley

- **Decision:** dismissed, 28 August 2026
- **Decided by:** Planning Inspector: A J Boughton
- **Authority:** Barnet (London)
- **Appeal reference:** 6009688
- **Application reference:** 26/0505/FUL
- **Procedure:** written-representations
- **Development:** Full-width sliding shopfront and new vehicular access across footway to a tyre garage
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** TR4(1)(a), TR4(1)(c)(i), Barnet LP CDH01
- **Development plan policies:** Barnet Local Plan 2021-2036 CDH01, TRC01
- **Main issues:** character and appearance, highway and pedestrian safety
- **Tags:** tr4-pedestrian-priority, highway-safety-fail, town-centre

## Summary
A new vehicle entrance across a busy town-centre footway, to let cars into a tyre garage through the shopfront, was dismissed. Customers would have to reverse across the pavement between an uncontrolled junction and a signalled crossing. The Inspector ended with new TR4: the scheme conflicts with "TR4 which seeks that priority should be given first to walking, wheeling and cycle movements and that scope for conflict with vehicles should be minimised" (DL ¶14).

## Issues and findings
- **Character: FAIL.** "character is not limited to visual considerations … substantial weight should be attached to improving or retaining walk-to access to businesses or services" (DL ¶7). Vehicle movements and tyre-changing noise would be "an intrusive feature in this location" (DL ¶8).
- **Highway safety: FAIL.** Reversing "would be both unavoidable and a notable risk" with pushchairs and children on the footway, and waiting or turning would conflict with the zig-zag controls (DL ¶¶10–11).
- **TR4(1)(a) and (c)(i): FAIL** (DL ¶14).
- The economic benefits, argued from superseded 2024 paragraphs, were outweighed (DL ¶13).

## Planning balance
s38(6). The private operational benefits were outweighed by public-realm harm and risk.

## What made the difference
The access was unnecessary, because the workshop already had rear access. The front of the site sat on a heavily used pedestrian route in a pinch between a junction and a crossing.

## Transferable points
- TR4's walking-first hierarchy can decide an appeal on a small access change in a town centre (DL ¶14).
- Character includes activity and pedestrian experience, not only appearance (DL ¶7).

## Policy findings
- **TR4(1)(a): fail.** "priority should be given first to walking, wheeling and cycle movements" (DL 14)
- **TR4(1)(c)(i): fail.** reversing across a busy wide footway between junction and signal crossing zig-zags; scope for conflict not minimised (DL 10-11, 14)
- **Barnet LP CDH01: conflict.** "character is not limited to visual considerations" — vehicle activity and noise intrude on walk-to parade (DL 7-9)
- **E1: benefit.** appellant relied on superseded 2024 paras 11 and 39; business benefits outweighed (DL 13)

## Key facts
- 6 m frontage, secondary retail parade, Finchley Church End town centre
- Existing workshop already accessed from rear on Rosemont Avenue
- Heavy pedestrian use incl. children and pushchairs observed

## Sources
- https://appeal-planning-decision.service.gov.uk/published-document/01d45d56-a24a-4baf-8081-dd76db45dddd
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6009688

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6009688.html

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