Barnet's Strategic Planning Committee has approved significant amendments to the Douglas Bader Park Estate development in Colindale, substantially boosting the provision of affordable housing and adapting to updated fire safety regulations. The approved changes will introduce an additional 126 affordable homes and allow for modifications to building heights and massing.
The application, submitted under Section 73 of the Town and Country Planning Act, sought to vary existing planning permission to accommodate new fire safety requirements. These regulations, introduced through updated fire safety requirements
and new building regs after the grant of the original planning commission,
specifically mandate the need for two staircases in buildings over 18 metres in height or with seven or more storeys. Approved Document B concerning these requirements is expected to come into force on 30 September 2026.
To incorporate these additional stair cores, the developer, Home Hill LLP, proposed adjustments to the massing and height of several buildings in Phase 3 of the development, which is yet to begin construction. These modifications include increases in height, with one block rising from nine to 12 storeys. Specifically, Block 3B will be reduced by two storeys, from eight to six, bringing it below the seven-storey threshold. The massing strategy was refined in response to updated fire regulations, with increases to Blocks 3A, 3E, and 3F to accommodate the new cores, and decreases to Block 3B to remain below 18 metres and avoid the need for a second core. The table below details these changes:
| Blocks | Massing Amendments |
|---|---|
| 3A | +3 storeys to the north, with additional massing on the Green Spine elevation; +1 storey to the south |
| 3B | +1 storey to the north; -2 storeys to the south |
| 3E | +2 storeys to the north, with additional massing towards Block 3F; +1 to the south |
| 3F | +1 storey to the north; +3 storeys to the south, with additional massing towards Block 3E |
A key outcome of the approved amendments is a substantial increase in affordable housing. Two blocks previously designated for private sale will now be converted to affordable tenure. The additional 126 homes will comprise 28 intermediate homes and 370 London Affordable Rent homes. This brings the total number of affordable homes on the estate to 398, representing 50% of the total 792 dwellings, a significant increase from the original permission's 36% affordable housing provision.
Tim Sturgis, the agent for the applicant, highlighted that these amendments were crucial for the scheme's viability and deliverability in light of the new fire safety regulations. He noted that the design-led review was a collaborative effort with council officers and the Greater London Authority (GLA).
Councillor Philip Cohen inquired about the consultation process. The agent confirmed that community engagement, both digital and in-person, had been largely supportive, with residents keen to see the scheme delivered. While the exact number of formal responses was not recalled, the agent stated that engagement was set out within the SCI accompanying the planning application. People were less likely to give formal comments, focusing more on their interest in program delivery.
Councillor Nigel Young, Chair of the Strategic Planning Committee, proposed supporting the application, emphasizing the substantial benefit of the additional affordable homes. The committee voted to approve the officer's recommendation, granting planning permission subject to conditions and the completion of a Section 106 Deed of Variation.
The Heads of Terms
for the Section 106 Agreement Deed of Variation include provisions for paying the council's legal costs, establishing an agreed timetable for obligations, amending affordable housing numbers and completion triggers, and updating the carbon offset payment to reflect the new permission. The carbon offset price is set at £60 per tonne of CO2 for existing consented dwellings and £95 per tonne of CO2 for the additional units. The planning permission is also subject to 39 Proposed Conditions
and several Informatives
detailed in the planning application report Planning Application Report.
