Public consultation on proposed new house in Christchurch Lane spinney
Local developer Christchurch Grove Ltd expects to submit a planning application soon to build a house within existing woodland on the east side of Christchurch Lane (see plan above by Helene Landscape and Garden Design). It raises an increasingly urgent question in Barnet: how much, if any, green space should be sacrificed for new homes?
I wrote about this peaceful haven of wildlife less than 200 metres from Barnet High Street in a recent web post. Situated within the Monken Hadley Conservation Area, with numerous trees protected by Tree Protection Orders, it forms a ‘green corridor’ between two major pieces of Green Belt land, Old Fold Manor golf course and Hadley Green. Its value for biodiversity is greater than its small size (0.438 hectare / 1 acre) would suggest. https://www.savechippingbarnetwoodland.org/ is petitioning to save it from development.
The Barnet Society got involved 18 months ago when the Council decided to sell its portion of the land for £430,000, subject to the buyer obtaining planning consent. Since the part of the site where development is proposed has the least ecological value, a case could be made for building a single house.
Our concerns were twofold. The quality of the wood had to be conserved and enhanced wherever possible. And any house and garden must be in keeping with their natural setting and built to high environmental standards.
The initial plans fell short on all counts. To the developer’s credit, the scheme has now been revised. Whether it meets our original concerns we’ll find out at a public consultation on Friday 12 December from 4.30pm till 7:00pm at Pennefather Hall (next door to Christ Church), St Albans Rd, Barnet, EN5 4AL.
The developer’s team of planning, architectural, ecology and Biodiversity Net Gain (BNG) consultants will be on hand to advise on their proposals. They are also offering to place a covenant on the site to the Barnet Planners to restrict planning permission to one residential property only, to allay concerns about any future or further development of the land.
They trust that this transparency will dispel many negative comments, especially on the ecology and BNG improvements to the site.
There is limited parking available on site, which is only a 5-minute walk from The Spires and alternative parking.
Below is a visualisation of the proposed house by Alan Cox Architects.
Response from Andrew Robinson, Project Manager, Christchurch Grove Ltd.
As the person responsible for bringing forward the plans for a new home on this neglected pocket of land in Hadley Green, I am obliged to the Barnet Society, for giving me the opportunity to correct a number of errors in the recent article and the basis for the petition which has recently been organised.
Robin’s article queries that the site in Christ Church Lane, which he describes as a “haven of wildlife” has not been included in the London’s wildlife plan [Nature Recovery Plan]. The answer is simple. Whilst the site is home to a number of fine tress (all of which are protected) it has a low level of biodiversity. We know this because we have had it surveyed by an expert ecologist.
This survey has shown that there are absolutely [no] mammals living here. No badgers, foxes, bats, deer or hedgehogs as the promoter of the recent petition would have you believe or, in fact, any protected species.
Nature needs nurturing. Unfortunately, this site been left unkempt for over 60 years! Whilst many of us see an abundance of greenery as a good thing, here the result of our survey has shown that due to neglect the area has become overrun by invasive species which are undermining the quality of the soil and preventing daylight to the understorey, thereby killing of what remains of the indigenous habitat.
We all know that wildlife needs help to flourish in urban environments. That is why the scheme that we will bring forward will guarantee a habitat management scheme supervised by experts. This will cover 70% of the site with the remainder forming the garden for the new home.
Gardens themselves are good for nature of course. The RHS research has shown that levels of biodiversity are just as high in cultivated gardens and that is why Hadley Green generally benefits from having so many. Even with a new home here built within the site, we will provide a 10% increase in biodiversity!
Indeed, according to the Council’s Conservation Area Appraisal a quarter of Monken Hadley is in residential use, typically large houses, in substantial plots with cultivated gardens. So I question why would any supporter of the Barnet Society want to oppose a plan for scheme which so typifies the area.
Why would anyone support the continuation of neglect of an area where the habitat and protected trees are being slowly eroded by invasive species?
I would also like to point out that the beneficiaries of this proposal will be Barnet residents. That is because the two landowners promoting it are, the Council and the Barnet Recreational Trust. The latter is a local charity which in the last five years has financially supported almost twenty different local organisations including the Parish of Monken Hadley where it has recently donated £110,000 toward the re-building of the Church Hall. The proceeds flowing from this project would similarly be invested.
Finally, I would like to thank all those who attended our public consultation last week. I was grateful to be able to have the opportunity of providing the evidence behind the claims we have made in relation to the project. If anyone who was not able to attend would like to see the material, please do not hesitate to let me know.
Footnote I would also like to put the record straight as regards that my option deal is with Barnet Estates and not with Barnet Homes.
Tags: #Biodiversity #Chipping Barnet #Development #Ecology #Environment #Planning
11 thoughts on “Public consultation on proposed new house in Christchurch Lane spinney”
Why not become a member? Receive our latest newsletter hot off the press four times a year, and support our work with a membership.
If you have some local news, history or want to bring something to our attention please email us.
NEW: The CPZ in Underhill goes live
NEW: Education charity in search of another vacant unit in the Spires and its environs
Council services will be running on a revised schedule over Christmas and New Year.
This includes: recycling and refuse bin collection days, library and leisure centre opening dates and hours, and our customer contact centre.
Find out more: https://barnet.gov.uk/news/council-services-over-christmas-and-new-year-1
NEW: The latest on the proposals for a new house to be built between Sunset View and Hadley Green
Council services will be running on a revised schedule over Christmas and New Year.
This includes: recycling and refuse bin collection days, library and leisure centre opening dates and hours, and our customer contact centre.
Find out more: https://www.barnet.gov.uk/news/council-services-over-christmas-and-new-year-1
Anyone reading this article, especially the response from Christchurch Grove Ltd, should be aware that this proposed development is purely and simply about making money. Nothing more. Everyone involved, including “expert ecologists” and others making assessments on biodiversity are being paid by the proposers. That is how you end up with ludicrous statements like “there are absolutely no mammals living here” when describing a large area of mixed deciduous woodland (to use Barnet’s own description of the site). Over 1500 local residents have signed the petition to stop this area of woodland being bulldozed. Many walk past the site every day, it is quiet and peaceful, save for the sound of the animals and birds living there. What an incredible shame it would be to destroy it to line a few people’s pockets. I would urge everyone to review the information themselves and sign the petition if they see fit : https://www.savechippingbarnetwoodland.org/
As Robin Bishop suggests, let Barnet residents judge for themselves by looking at the campaign team volunteer trail camera footage of wildlife using the site or from land within 50-100 metres of the site. Go to @savechippingbarnetwoodland on Instagram where we are slowly uploading our time and date stamped videos and photos. A quick google will tell you if a species is protected. Our website is https://www.savechippingbarnetwoodland.org/
I feel obliged to challenge Andrew Robinson on his comments. He claims that the land has a low level of biodiversity. Yet our cameras captured a beautiful badger at night, as well as bats deer and hedgehogs. He mentions that the beneficiaries of the proposal are Barnet residents. What he fails to mention is that the proceeds flowing from the project will also very much benefit him personally. In addition one has to question the motives of Barnet Recreational Trust who were beneficiaries of an inheritance of £8.5 million from a wealthy local resident who himself spent years fighting any development of this land. This large sum would enable them to donate to charitable causes for many years to come, yet they still see fit to join with a local developer with limited experience and use inherited funds to support a project that would be detrimental to Barnet residents that enjoy our unspoilt green spaces. Mr Robinson also curiously ends his response with a comment ‘to put the record straight’ regarding his contractual option to buy the land from Barnet council. Just a few weeks ago he wrote to local residents claiming to be responding as a project manager on behalf of Barnet Homes. This was met by a furious response from Barnet council who instructed him to retract his claim. Unfortunately local residents have by now become used to being fed mis-information from Mr Robinson and the trustees of Barnet Recreational Trust and so its no wonder their claims of transparency are met with scepticism.
It is well known that so-called “neglected scrubland” is in fact ideal for our native wildlife. It isn’t just glamorous protected species which need protection, it’s everything, given the dramatic fall in UK wildlife over the past 50 years. And to say that there are absolutely no mammals living there is a staggering remark; all these areas of “neglected scrubland” provide excellent habitats for mice shrews, voles and other small mammals. Lastly, this is one of few areas locally which provides a refuge not much disturbed by human activity.
“This survey has shown that there are absolutely [no] mammals living here. No badgers, foxes, bats, deer or hedgehogs as the promoter of the recent petition would have you believe or, in fact, any protected species.” This is incorrect. The photos taken by volunteers on this land prove that there are badgers, deer, foxes etc living in this woodland. As soon as the bulldozers arrive the biodiversity will be lost, forever, all in the name of profit.
I doubt any biodiversity improvements or maintenance will be upheld, the point about busy lives is well made.
There is already a covenant not to build on the land. This does not seem to be considered by the developer. No part of the woodland has ‘least ecological value’. Each part of the land contributes a range of wildlife habitats for creatures above and below the ground that are knitted together to support one another. Building vehicle traffic will destroy tree roots and micro habitats. The wildlife will be frightened away. The drawings show a ‘tidy’ woodland. A ‘tidy’ woodland is a sick one. Our society is slowly but surely selling off all that supports and helps us. Now our biodiversity is up for sale. In future only rich neighbourhoods will be able to afford to buy biodiversity and stop developers outwitting government when there is enough profit in it for the few. Social housing was sold off, National Health is being sold off, Biodiversity is being sold off; we are invited to manage and pay for our own Biodiversity pockets. Funding might be available if enough locals have enough time to work out how to get it. Then the locals need enough time to be trustees, raise funds, manage insurances, create woodland management plans and then do the work. Oh and ideally with public access. Public access will need controlling to protect the wildlife. This all then needs managing. Who will have time to do the above and to earn a living, have a family, be sick, take a break?
This development will pull down lots of mature trees and clear a large established wildlife habitat, and it should not go ahead. I live on Gladsmuir Road and will be greatly impacted, yet this is the first I have heard of this proposal. I, like many I expect, moved into the area for the trees, these green spaces. This proposal would change the view from my house from trees to instead a new build house overlooking my garden. I would urge everyone to sign the petition and learn more, as I have. People should especially focus on the fact that Barnet council have agreed to sell this land on the condition that planning permission is approved…by Barnet Council. As clear a conflict of interest as you will ever see. Absolutely shocking.
The correct spelling is Christ Church Lane. It is commonly misspelt, including by Save Barnet Woodland.
And misspelt by Barnet Council! Different versions appear on different street signs along the Lane itself. Thanks for drawing attention to the subject, but we’ll continue to use the version used by the planners.
some of the documents refer to ‘a new home in “Christ Church Avenue”‘