Barnet Council is set to redevelop Silk House and Shoelands Court in Colindale South, aiming to provide modern, affordable housing for its residents. The decision was made during a recent Cabinet meeting, where officials discussed the Outline Business Case for the project outlined in the Silk House and Shoelands Outline Business Case.
The existing buildings, Silk House and Shoelands Court, have been identified as having significant structural concerns that necessitate complete redevelopment rather than repair. Councillor Ross Houston, Deputy Leader and Cabinet Member for Homes & Regeneration, stated that getting rid of these large panel system buildings is essential. They are not fit for purpose. They have to come down or have massive mediation works.
The proposed scheme aims to deliver 157 new affordable homes, with 125 designated for social rent and 32 for shared ownership. Additionally, 202 market sale properties are planned. The new development will offer a mix of housing options, including 41 affordable three-bed homes and eight affordable four-bed maisonettes, addressing the need for larger family accommodations in the borough. Furthermore, 38 new wheelchair-accessible properties will be included in the scheme.
The Silk House and Shoelands Outline Business Case indicates that a tenant rehousing strategy is in place to accommodate current residents during the redevelopment process. Tenants of Silk House and Shoelands Court will have the option to return to a newly built home once completed, retaining all of their existing secure tenancy rights. The council is also in negotiations with leaseholders to acquire their properties by private treaty, with the potential for a Compulsory Purchase Order (CPO) if necessary.
During the Cabinet meeting, Councillor Ross Houston, Deputy Leader and Cabinet Member for Homes & Regeneration, highlighted the importance of addressing the need for larger affordable units and wheelchair-accessible properties. Councillor Houston noted that the proposed scheme is designed to meet the needs of the community, particularly in light of the temporary accommodation pressures faced by the council.
The project has garnered significant community support, with 71% of Silk House and Shoelands Court residents voting in favour of redevelopment in 2023. The council aims to submit the planning application for the scheme, marking a significant step forward in the regeneration of the area.
Susanna Morales, Head of New Build at Barnet Homes, and Laura Johnson from The Barnet Group were present at the meeting to provide expertise and answer questions regarding the project.
The cabinet approved the submission of the planning application for the scheme.
The project has received £635,000 in grant funding from One Public Estate Brownfield Land Release Fund for the demolition of the existing buildings. The existing approved budget is £15.830m, with cumulative spending to 31st March 2025 at £1.779m, leaving a remaining budget of £14.051m. This budget will cover design costs, site decant, buying out leaseholders, demolition, and security costs. The Cabinet is to note the intention to spend the previously approved design budget on progressing the reserved matters following approval of the outline planning application for Silk House and Shoelands Court. This budget was previously agreed as part of the HRA budget allocation in October 23 at the Capital Strategy Board and most recently noted by Cabinet in February 2025.
