The Strategic Planning Committee of Barnet Council granted outline planning permission for the redevelopment of land west of Corner Mead and north of Satchell Mead, known as Grahame Park Northeast. The decision was made subject to conditions, the completion of a Section 106 agreement, and referral to the Mayor of London. The committee also agreed to add two informatives to the decision notice regarding community engagement and daylight/sunlight impacts.

Grahame Park Northeast Redevelopment Approved

The Strategic Planning Committee granted outline planning permission for the demolition of 156 existing residential units and the phased redevelopment of the Grahame Park Northeast site. The scheme, proposed by Barnet Homes and Lovell Partnerships, will deliver 463 new residential units, including up to 645 sqm of commercial floor space, within buildings ranging from 2 to 21 storeys. A key element of the approved proposal is the commitment to 50% affordable housing by habitable room, comprising 171 social rent units and 42 shared ownership units, with a net increase of 77 affordable homes. The development also includes significant public open space, play areas, and enhanced landscaping.

The decision was made after considering objections from residents concerning the scale, height, and proximity of the proposed buildings, which they argued would lead to unacceptable loss of daylight, sunlight, and privacy. Objectors also raised concerns about increased traffic, parking pressure, and construction impacts. The applicant, represented by Susanna Morales, Head of New Build at Barnet Homes, highlighted the extensive resident engagement and the scheme's alignment with local planning policies, including the delivery of much-needed affordable and family-sized homes.

The committee voted to grant permission, with an amendment to include two additional informatives. The first informative encourages engagement with adjoining residents regarding daylight and sunlight impacts during the reserved matters stage. The second informative emphasizes that the final design should consider neighbouring amenity and strive to reduce impacts to minor or negligible effects, referencing relevant planning policy and BRE guidance.

Key Aspects of the Redevelopment:

• Housing Delivery: The scheme will deliver 463 new residential units, including a net increase of 307 homes.
• Affordable Housing: 50% of the development will be affordable housing by habitable room (46% by unit count), comprising 171 social rent units and 42 shared ownership units. This represents a net uplift of 77 affordable homes.
• Unit Mix: The development will offer a mix of 1 to 4-bedroom homes, with a strong emphasis on family-sized accommodation. 10% of homes will be designed to wheelchair-accessible standards (M4(3)), with all others meeting M4(2) accessible and adaptable standards.
• Public Realm and Green Space: The proposal includes 5,250 sqm of public green space, forming part of a landscape-led approach centred on a 'Green Spine' running through the site. This will enhance connectivity and provide biodiverse public realm.
• Play Provision: On-site provision of 2,838 sqm of play space is planned for children aged 0-11, with off-site provision to meet the needs of older children.
• Sustainability: The development is designed as a car-lite scheme with a maximum parking ratio of 0.3 spaces per dwelling, incorporating 20% active EV charging and 849 long-stay cycle parking spaces. It also includes significant urban greening measures, with an Urban Greening Factor of 0.416, exceeding the London Plan target.
• Height and Massing: Buildings will range from 2 to 21 storeys, with a landmark 21-storey building at the northern end of the site. The design incorporates a stepped massing strategy to respond to the surrounding context.
• Commercial Space: Up to 645 sqm of flexible commercial floor space (Use Class E) is proposed at ground level within the marker building.
• Demolition and Enabling Works: Full planning permission was sought for demolition and enabling works, with subsequent phases to be determined through reserved matters applications.

Objections and Officer Response:

Residents raised significant concerns regarding the impact of the development on their amenity, particularly regarding loss of daylight, sunlight, and privacy due to the scale and height of the proposed buildings. They argued that the development was out of character with the surrounding low-rise neighbourhood and would lead to unacceptable overlooking.

Officers acknowledged these concerns, noting that while some impacts were identified in the Environmental Statement, particularly concerning daylight and sunlight reductions for some neighbouring properties, these were considered acceptable within the context of a dense urban regeneration area. Mitigation measures are to be secured at the reserved matters stage, and the added informatives aim to provide further reassurance.

Concerns regarding traffic, parking, and construction impacts were addressed through proposed Section 106 obligations and planning conditions, including contributions towards walking and cycling infrastructure and a car club provision. The proposed car parking ratio of 0.3 spaces per dwelling was deemed acceptable in line with car-lite development principles.

The committee also considered the significant affordable housing provision and the overall benefits of regenerating the Grahame Park Estate, which aims to address poor housing quality and improve living conditions for residents. The decision to grant permission reflects a balance between the identified harms and the substantial benefits of the scheme, particularly in delivering much-needed affordable housing and regenerating a key estate.

The decision to grant planning permission was made by a vote of 6 in favour, with 2 against. The application will be referred to the Mayor of London for his consideration.