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By reason of its height, bulk, external appearance, fenestration pattern and proximity to boundaries, the extension would present an incongruous form of development and would fail to preserve, and be to the be to the detriment to, the character and appearance of the Oxford Gardens Conservation Area. Accordingly, the proposal would be contrary to the objectives of the Oxford Gardens Conservation Area Proposals Statement, Policy CL1, CL2 and CL3 of the Core Strategy and Policies CD47, CD49 and CD63 of the Unitary Development Plan.

The applicant has failed to demonstrate, by reason of the lack of a detailed arboricultural assessment, that the proposed subterranean development and extension would safeguard the health of trees of special amenity value on and adjacent to the site, contrary to policies contained in the Core Strategy (adopted December 2010), in particular policy CR6 and the Trees and Development Supplementary Planning Document (adopted April 2010).

Refused/No pre-app or discussion
To assist applicants in finding solutions to problems arising in relation to their development proposals the Local Planning Authority has produced planning policies, and provided written guidance, all of which are available on the Council's website. A pre-application advice service is also offered. In this case the proposal does not comply with guidance and policies. No pre-application discussions were entered into, but the Council is ready to enter into discussions with the applicants through the advice service to assist in the preparation of any new planning application.

Policies of Particular Relevance
You are advised that this application was determined by the Local Planning authority with regard to Development Plan policies including relevant policies contained within the London Plan Spatial Development Strategy for Greater London adopted July 2011; the Core Strategy adopted 8 December 2010 and the 'Saved' policies of the Unitary Development Plan adopted 25 May 2002.