Barnet Council has approved plans to increase the number of affordable homes at the Douglas Bader Park Estate in Colindale. The amendments to the existing development will add 126 affordable homes, bringing the total to 398 and representing 50% of the estate's total dwellings.
The decision allows for modifications to building heights and massing to comply with updated fire safety regulations, specifically the requirement for two staircases in buildings over 18 metres in height or with seven or more storeys. This is a consequence of Gateway 2
which introduced this new requirement.
Tim Sturgis, the agent for the applicant Home Hill LLP, explained that these changes were necessary to ensure the scheme's viability and deliverability in light of the new fire safety requirements. He highlighted that the design review was a collaborative effort with council officers and the Greater London Authority.
Beyond the increase in affordable homes, other changes include modifications to the massing strategy to accommodate second stair cores, leading to increases in height on several blocks and a decrease in height for one block to remain below the 18-meter threshold for a second staircase. There are also changes to fenestration and detailing due to updated building regulations for overheating, and adjustments to entrances, substations, bin stores, and bike stores to meet new fire regulations.
Community engagement, both digital and in-person, had been largely supportive of the proposed changes.
The original plans for the Douglas Bader Park Estate, approved under planning permission reference 20/6277/FUL on 18/03/2022, involved the comprehensive redevelopment of the site to provide up to 753 residential dwellings in buildings of up to 9 storeys, along with associated car and cycle parking, public and private open spaces, and ancillary structures.
The approval grants planning permission subject to conditions and the completion of a Section 106 Deed of Variation. The Section 106 Deed of Variation is a legal agreement that will be entered into by the applicant and any other person with a requisite interest. Its implications for the project include securing updated affordable housing numbers and location, and amendments to completion triggers to align with the new numbers of units. It also includes updated obligations for carbon offset payments.
A full list of proposed conditions is contained in Appendix 1 of the Public reports pack, which includes conditions related to time limits, approved plans, phasing, external materials, levels, demolition and construction management plans, construction hours, air quality, contamination, noise mitigation, surface water drainage, water saving fixtures, energy, fire prevention measures, protection of retained trees, landscaping, green roofs, biodiversity enhancement, vegetation clearance, bat surveys, avoidance measures, play space, refuse storage, wheelchair housing, secured by design principles, street lighting, estate management plans, access strategy, car parking management strategy and plan, cycle parking, and delivery and servicing management plans.