The Strategic Planning Committee of Barnet Council met on Wednesday 13 November 2024 to discuss a planning application for the redevelopment of Unit 7, Staples Corner Retail Park. The committee resolved to grant planning permission for the demolition of the existing building and the construction of a 26-storey purpose-built student accommodation (PBSA) scheme, comprising 844 rooms, alongside ground-floor commercial units, subject to referral to the Mayor of London and the completion of a Section 106 agreement and planning conditions.

Unit 7 Staples Corner Retail Park, Geron Way, London NW2 6LW

The committee resolved to grant planning permission for the demolition of the existing building at Unit 7, Staples Corner Retail Park, and its redevelopment to provide a 26-storey purpose-built student accommodation (PBSA) scheme. The development will include 844 PBSA rooms, a mix of cluster flats and studios, with ancillary communal facilities. Ground-floor commercial units (Use Class E) are also included, along with associated cycle parking, landscaping, and public realm improvements. The decision was made subject to the completion of a Section 106 agreement and planning conditions.

The application was referred to the Mayor of London due to its strategic importance. The committee's resolution to grant planning permission is subject to any direction from the Mayor of London regarding calling in or determining the application.

The committee voted 10-0 to grant planning permission, subject to the conditions detailed in the officer's report and the completion of a Section 106 agreement, which was corrected to include an Off-site Highway Improvement Works contribution of £100,000.

Key aspects of the approved development include:

• Student Accommodation: The scheme will provide 844 PBSA rooms, with 35% (295 rooms) designated as affordable student accommodation. A nominations agreement will secure 51% of the student accommodation for higher education institutions, including Sheffield Hallam University, which is establishing a campus nearby.
• Design and Scale: The development features a landmark 26-storey tower with an architectural crown, designed to be a prominent feature adjacent to the new Brent Cross West Station. The design was praised for its exemplar quality and its potential to act as a catalyst for future regeneration in the Brent Cross West (Staples Corner) Growth Area.
• Commercial Use: Four flexible Class E commercial units are proposed for the ground floor, intended to animate the streetscape and provide local amenities.
• Sustainability: The development is car-free, with significant provision for cycle parking. It aims to achieve BREEAM 'Very Good' (targeting 'Excellent') and includes measures for carbon reduction, biodiversity net gain, and sustainable urban drainage.
• Community Benefits: The scheme is expected to contribute to housing delivery by potentially releasing existing private rental stock for families and key workers. It also includes welfare facilities for TfL bus drivers and significant contributions towards local infrastructure improvements, including highway works and CCTV.
• Affordability: The provision of 35% affordable student accommodation, defined by London Plan affordability criteria, was a key consideration. The allocation of these affordable rooms will be managed through nomination agreements with higher education institutions.

The decision to grant permission followed a presentation by the planning officer, Sam Gerstein, and a statement from the applicant's agent, Percy Bolani. The committee engaged in discussion, with councillors raising questions about the management of student-only occupancy, the affordability of private rents for students, and fire safety measures.