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Grahame Park Estate, Plots 10, 11 and 12 in the London Borough of Barnet Planning Application No

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Grahame Park Estate, Plots 10, 11 and 12 in the London Borough of Barnet Planning Application No planning report GLA/0543h/01 10 December 2019 Grahame Park Estate, Plots 10, 11 and 12 in the London Borough of Barnet planning application no. 19/5493/OUT Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Estate regeneration comprising demolition and redevelopment to construct up to 2,088 residential units and up to 5,950 sq.m. of flexible non-residential use, within buildings ranging in height from 3 to 15 storeys, together with associated parking and landscaping The applicant The applicant is Choices for Grahame Park and the architect is Patel Taylor Strategic issues Principle of estate regeneration: The application complies with the requirement for the like for like replacement social rented floorspace and would provide an increase in terms of social rent accommodation by floorspace and habitable rooms (paragraph 21 to 33). Land use principle: Further housing intensification of the site is supported, as is the proposed quantum of flexible commercial and employment use. The approach to social infrastructure reprovision is supported, subject to further discussion on the wording of any Section 106 agreement. Amendments to Heybourne Park would result in a net loss of open space; however, this is acceptable given the overall net increase in open space proposed across the site and the comprehensive qualitative landscape improvements proposed to the park itself (paragraphs 34 to 48). Housing and affordable housing: 50% affordable housing by habitable room, comprising a 38:62 tenure split between social rent/London Affordable Rent and intermediate shared ownership is supported in principle, subject to this being verified as the maximum viable level of affordable housing and further discussion on any Section 106 agreement to ensure the affordable housing is secured in perpetuity. Early, Mid and Late Stage Viability Review Mechanisms should be secured given the size and timescales for the development. Affordability levels for shared ownership and low cost rent units should be confirmed and secured (paragraphs 49 to 61). Urban design and heritage: The design, layout, density, height and massing of the proposed scheme is strongly supported and the proposed development would not harm heritage assets. (paragraphs 62 to 76). Climate change: The applicant’s strategies in relation to energy, drainage and urban greening are supported subject to conditions and obligations being secured (paragraphs 77 to 80). Transport: Car parking and cycle parking would comply with the draft London Plan. A financial contribution of £900,000 is required to mitigate the impact on bus capacity (via two phased payments). A contribution of £160,000 is required towards improvements to Colindale station to mitigate the impact of the scheme. Conditions are required in relation to bus stop location and design, construction, deliveries, travel planning and car parking and cycle parking. (paragraph 81 to 89). page 1 Recommendation That Barnet Council be advised that the application does not yet fully comply with the London Plan and draft London Plan, for the reasons set out in paragraph 93 of this report; however, the possible remedies set out in that paragraph could address those deficiencies. page 2 Context 1 On 31 October 2019, the Mayor of London received documents from Barnet Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor must provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. 2 The application is referable under the following categories of the Schedule to the Order 2008: • Category 1A: “Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats.” • Category 1B(c): “Development (other than development which only comprises the provision of houses, flats, or houses and flats) which comprises or includes the erection of a building or buildings - outside Central London and with a total floorspace of more than 15,000 square metres.” • Category 1C: “Development which comprises or includes the erection of a building of…more than 30 metres high and is outside the City of London.” • Category 3A: “Development which is likely to— (a) result in the loss of more than 200 houses, flats, or houses and flats (irrespective of whether the development would entail also the provision of new houses or flats).” 3 Once Barnet Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 has been taken into account in the consideration of this case. 5 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 6 The site is 13.3 hectares in size and is located within the Colindale/Burnt Oak Opportunity Area and comprises Plots 10, 11 and 12 of the Grahame Park Estate and the adjacent Heybourne Park open space. The site contains 630 existing residential units across 22 blocks ranging in height from 2 to 8 storeys, as well as non-residential ground floor retail, commercial, community and health uses located within the Concourse Neighbourhood centre. The site also includes a large energy centre building and the Greentops Centre within Heybourne Park which provides after school childcare provision. The site is bounded by Great Field and St Augustine’s Church to the north; Percival Avenue to the south; and Heybourne Crescent and Lanacre Avenue to the west. To the east the site is bounded by Corner Mead, residential properties adjacent to the Woodland Walk and St Margaret Clitherow Church. The site boundary is shown below in Figure 1. 7 The site is predominantly covered by Public Transport Access Level (PTAL) 2 (on a scale of 0 to 6b where 6b represents the highest level of access to the public transport), with areas of PTAL 3 found to the south and around the Quakers Close bus stop. This bus stop provides access to routes page 3 186, 204, 303 and N5. In addition to this, bus routes 632 and 642 can be accessed from Corner Mead to the north east. The nearest underground station is Colindale on the Edgware branch of the Northern Line, 800 metres to the south west. National Rail services can also be accessed from Mill Hill Broadway, 1.5 kilometres to the north. Burnt Oak station on the Edgware branch of the Northern line is a similar distance from the site to the west. 8 The site does not include any listed buildings and is not located within a conservation area; however, Watling Estate Conservation Area is located to the north and comprises a large expanse of inter-war housing built by London County Council during the ‘homes for heroes’ building programme which followed the First World War. The closest Statutory listed building to the site is the Grade II listed Royal Airforce Officers’ Mess Building to the south. 9 In terms of the existing and emerging context, a significant amount of development and regeneration has been undertaken within the Opportunity Area, including the development at the former Barnet College Site (Trinity Square development); Beaufort Park development; the Peel Centre (Colindale Gardens); and sites around Colindale Station. The adjacent Douglas Bader Park Estate to the west of Clayton Field is also the subject of redevelopment proposals. These proposals are being brought forwards by the owner of that site – Home Group (who are a registered provider) - and have been subject to public consultation. Details of the proposal 10 The application seeks hybrid planning permission for the demolition and redevelopment of Plots 10-12 of the Grahame Park Estate to provide up to 2,088 residential units and up to 5,950 flexible non- residential use, within buildings ranging in height from 3 to 15 storeys, together with associated landscaping, car parking, cycle parking and public realm. This comprises two elements: • Full (detailed) planning permission for the demolition and redevelopment of Plot A to construct 5 buildings between 3 and 11 storeys in height comprising 209 residential units and 440 sq.m. of flexible non-residential floorspace in Class A1, A2, A3 and B1 use. • Outline planning permission for the demolition and phased redevelopment of the remaining Plots B to Q to construct up to 1,879 residential units and up to 5,510 sq.m. (GEA) of flexible non- residential floorspace within Class A1, A2, A3, A4, B1, D1 and D2 use, including a community centre, nursey within buildings ranging in height from 3 to 15 storeys. Figure 1 – application site boundary showing outline and detailed phases page 4 11 The proposed development is underpinned by an indicative Masterplan prepared by Patel Taylor which covers both outline and detailed components. Subsequent detailed reserved matters applications (RMAs) will be brought forwards for Plots B to Q in relation to matters of scale, layout, landscaping and appearance, which would not be referred to the Mayor. The RMAs would be guided by a design guideline document and parameter plans, which set out mandatory and advisory design rules and specifications. Background 12 The Grahame Park Estate was constructed in the 1970s by the GLC on the site of the former Hendon Aerodrome and is Barnet’s largest housing estate.
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