Plans to convert a basement and ground floor space on East Finchley High Road into retail or office space have been approved, but not without addressing concerns about traffic, pedestrian safety, and waste management.
The Barnet Council Planning Committee met on Monday, 21 July 2025, to discuss the application for 12-18 High Road (reference 22/2977/FUL). The proposal seeks to change the use of the vacant space to either Retail Class E(a) or Office Class E(c) or (g)(i). Planning officers stated that the proposal will contribute to the vitality of town centre
and create active street frontage.
Councillor Alison Moore, Cabinet Member for Adult Social Care and Health, called in the application due to concerns raised by local residents. She highlighted the lack of delivery vehicle space and the narrowness of the highway near a pedestrian crossing as potential hazards. There is still real concern about the impact of vehicle movements and deliveries crossing the pavement and that those were still impact on traffic, pedestrian safety, and possibly on bus and cycle movements on that road,
she said.
Additional concerns were raised about waste management and the potential for bins to obstruct the pavement. Councillor Moore noted the existing challenges with overflowing bins and fly-tipping on the High Road, fearing that the proposed development could exacerbate these issues. A council officer addressed these concerns, stating that the plans include designated refuse storage areas and that waste will be collected from the side road during collection times.
Ed Kemsley from Peacock and Smith, planning advisors assisting the applicant, stated that the building has been vacant for over three years and that an agreement has been secured with Tesco to occupy the unit as a local convenience store. He emphasized the benefits of the new store, including the creation of up to 20 local jobs and improved convenience for residents. He also noted that the delivery arrangements would utilise the existing unloading provision on High Road, which has sufficient capacity.
Despite these assurances, councillors remained concerned about the impact of delivery lorries on the narrow and busy part of the road, especially near the station. One councillor noted that a Tesco store further down the road in Spinchley often has delivery lorries parked on WNR lines, causing traffic problems.
Planning officers acknowledged these concerns and stated that the local highway authority had reviewed the delivery and service plan and raised no objections. They also noted that the delivery times would be restricted and that the development would be subject to planning enforcement if the delivery and service plan was not followed. The application was approved subject to the condition that The development shall be carried out in accordance with the Delivery and Servicing Plan (October 2024) and the DSP Addendum (January 2025).
Ultimately, the committee voted to approve the application, with four votes in favour and one against. The approval is subject to conditions, including restrictions on opening hours and delivery times, as well as requirements for sound insulation and waste management.
