# 71 Finchley Lane, Hendon

- **Decision:** allowed, 25 August 2026
- **Decided by:** Planning Inspector: G Powys Jones
- **Authority:** Barnet (London)
- **Appeal reference:** 6010839
- **Application reference:** 26/0451/FUL
- **Procedure:** written-representations
- **Development:** Change of use of dwelling (C3) to 5-bed C4 HMO for up to 6 people
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** s38(6)
- **Development plan policies:** Barnet Local Plan HOUS02, HOUS04, London Plan 2021
- **Main issues:** need for HMOs, location/accessibility
- **Tags:** tier-2, hmo, costs-application, limited-nppf-engagement, transitional-no-consultation

## Summary
A 5-bed house converted to a six-person HMO near Middlesex University. Allowed despite PTAL 2, as a justified slight departure from the plan's HMO policy. The only Framework reference is a closing remark that "Nothing in the newly published edition of the Framework … is of such strength or significance as to outweigh" the conclusions (DL ¶16).

## What made the difference
Estate-agent evidence of HMO demand, walking and cycling distance to the university, and the low need for 5-bed houses.

## Policy findings
- **HOUS04 (Barnet LP): conflict.** need for HMO shown by estate-agent evidence; PTAL 2 fails the accessibility criterion but a justified "slight departure" — university and shops about 800m, bus every 7.5 min (DL 4-13)
- **HO5: benefit.** HMO meets need of students/low-income groups; no Framework policy cited — code mapped by harvester

## Key facts
- PTAL 2; Middlesex University about 800m (DL 10)
- Former licensed HMO before 2016 Article 4 direction (DL 9)
- 5-bed houses have the lowest need rating in the plan's Table 7 (DL 12)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010839
- https://appeal-planning-decision.service.gov.uk/published-document/6be7d31a-fab3-409b-872b-374f01233ea8

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010839.html

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