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Protecting green spaces – how serious are our politicians?

View of Christchurch spinney in early autumn

This peaceful spinney in Christchurch Lane is a haven of wildlife less than 200 metres from Barnet High Street – but it’s threatened by new building. How can that be?

Barnet Council declared a Climate and Biodiversity Emergency in 2022. Its recently-adopted Local Plan contains policies and supplementary planning documents specifically to protect green spaces of all kinds.

Mayor Khan has similar planning policies and is currently consulting on London’s first Nature Recovery Plan (LNRS) to reverse biodiversity loss. Surely the spinney’s future is safe?

Worryingly, the answer is no.

Last year the Council authorised the sale of part of the spinney that it owns for £430,000, subject to the buyer obtaining planning consent. Existing covenants on the land restrict development to private residential use. A planning application is expected before long.

The site is mainly well-established woodland with several Tree Preservation Orders but would benefit from sensitive management. Although small in area (0.438 hectare / 1 acre), its ecological value is great because it provides a vital undisturbed ‘green corridor’ for the transit of insects, animals and flying creatures between the Old Fold Manor golf course and Hadley Green, both of which are in the Green Belt.

Local resident Marianne Nix says ‘The spinney is a rich and biodiverse habitat, regularly visited by badgers, foxes, muntjac deer, bats and hedgehogs as well as birds on red and amber conservation list 5.’ Above and below are some of her recent photographs.

The spinney’s location within the Monken Hadley Conservation Area should provide it with statutory protection. But the Barnet Society knows from bitter experience over the Whalebones Estate housing development that the Council can override Conservation Area status if it decides that development would be ‘less than harmful’.

The plan above is based on an interactive map that is a key component of the draft London LNRS. It shows Areas of Particular Importance for Biodiversity (such as Hadley Green – purple on the plan) and Areas that Could Become of Particular Importance (such as Old Fold Manor golf course – sage green on plan).

On it is marked Christchurch spinney, highlighting its value of as a strategic link between the golf course and green. Unfortunately, the spinney itself is not designated in the LNRS.

Mayor Khan’s draft explains the purpose of an LNRS, identifies six overarching priorities for London and describes in impressive detail the range of landscape characteristics and wildlife species that deserve protection. It’s a welcome framework for the guidance of future development across London.

Development of the LNRS has enabled Council Biodiversity Officers to check the existing data. It turned out that much was inaccurate, out of date, incorrect or non-existent. It has now been updated and significant effort has gone into identifying potential sites of particular importance and for taking action. So thanks to the LNRS, we now have a better baseline for our local nature.

There’ll be a chance to suggest new locations such as Christchurch spinney when the LNRS is next reviewed, which will take place every three to 10 years (the government will advise on the timeframe). Until then, the Council’s duty is to protect the spinney.

In 2022, Barnet Labour’s Green Manifesto promised to ‘Protect ALL existing green spaces in the Borough’. In the May 2026 local election Barnet voters will be able to hold Councillors to account.

You can comment on the draft LNRS here. The deadline is Wednesday 29 October 2025.

Below: LNRS map extract showing designated areas in Chipping Barnet parliamentary constituency

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Family homes rather than high-rise blocks of flats are planned for New Barnet gas works site where redundant gasholder will be demolished

After several ongoing local disputes about the height and density of new blocks of flats residents’ associations have welcomed plans to build 80 family homes on the remainder of the gas works site in Albert Road, New Barnet.

Save New Barnet campaigner John Dix said community groups were delighted that developers Berkeley Homes had reflected local opinion and are seeking planning permission for three- and four-bedroom homes – of two to three storeys in height – instead of opting for a high-rise scheme.

The four-acre site is just to the north of the much larger Victoria Quarter development where City Fairview are constructing a new complex of 420 flats in 11 blocks of up to eight storeys in height.

After years of opposition to schemes offering only high-rise flats, usually of just one- and two-bedrooms, Mr Dix said Berkeley Homes had taken heed of the campaign by community groups for the construction of more family homes.

Under the Barnet local plan, the four-acre brownfield site had been earmarked for as many as 190 homes.

Save New Barnet feared that Berkeley Homes might follow the example of City Fairview and build yet more blocks of flats.

“Berkeley Homes have seemed anxious to engage with the community, and it really is a pleasant change when a developer listens to what the community wants,” said Mr Dix.

“Our demand all along has been for more family homes rather than one-bedroom flats and well done to Berkeley Homes for having listened.”

Mr Dix acknowledged that there were some restraints on the site which might add to the sale price of the new houses – the site needed to be decontaminated and there will continue to be some underground pipework.

When asked by the Barnet Society at a consultation evening as to whether the scheme would include any affordable housing, architects JTP said this was still under consideration.

Berkeley Homes and other developers have been in discussions with the Greater London Authority over possible changes to the affordable housing targets for London – one proposal under discussion is reducing the requirement from 35 to perhaps 20 to 25 per cent in order to speed house construction. 

Family homes planned for remainder of New Barnet gas works site where redundant gasholder os to be demolished

Perhaps the biggest change to the area will be the demolition of the 90-year-old cast iron framework of the New Barnet gasometer – a local landmark as seen from the Victoria Recreation Ground.

Built in 1934, with an original capacity of 2,000,000 cubic feet of gas, the gas holder was decommissioned in 2009, purged of gas and collapsed to its lowest level.

Visible from streets all around New Barnet, the massive structure divides opinion – some think it should have been pulled down years ago while others admire its elegance and welcome its presence as a familiar sight on the local skyline.

The 38-metre-high frame of what was originally known as a column guided gasholder has been described by National Grid Property Holdings as having “no particular historic or architectural merit” and “little, if any, heritage value.”

Consultation on Berkeley Homes’ master plan for the Albert Road site closes at the end of October when an application will be made to Barnet Council for planning permission.

Demolition of the gasholder is likely to take place during 2026 along with other remedial work on the site. The scheme is due for completion in 2031.

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Full English breakfasts are on the march up the Great North Road as Hole in the Wall Cafe plans to transfer to Dory’s Cafe in High Barnet

Kevin Callaghan, proprietor of the Hole in the Wall Cafe – said to be Barnet’s oldest cafe – is temporarily transferring his business to the premises of the former Dory’s Cafe, another local institution, which ceased trading in the summer. 

The Hole in the Wall, established in 1935 and hidden behind hoardings on the Great North Road, is to be demolished along with other buildings on the Meadow Works industrial estate at Pricklers Hill.

The closure of Dory’s Cafe in August was the end of an era.

Opened in 1954, it had been run by three generations of the same family and its closure followed the retirement of its proprietors Guiliano Cardosi and Angela Casali.

Mr Callaghan has secured a lease on the former Dory’s Cafe – to be renamed Corner Cafe – and he will transfer the business on a date to be announced once all the legalities are complete.

The existing Meadow Works complex of industrial and commercial premises is to be replaced with a new self-storage depot which will include new premises for the Hole in the Wall Cafe along with co-working spaces.

Mr Callaghan and his staff have earned a well-deserved reputation for their full English breakfasts and lunch menu.

Over the decades the Hole in the Wall, where Mr Callaghan first started working 20 years ago, has become a well-used pit stop for lorry drivers and motorists heading out of London.

The closure of Dory’s Cafe prompted tributes across social media and a flood of memories of full English breakfasts, tasty snacks and friendly welcome – a reputation to be proud of.

Mr Callaghan is delighted that the Hole in the Wall will have a new home once the Meadow Works industrial estate gets a new lease of life.

Proprietor of Barnet's oldest cafe The Hole in the Wall is moving up the Great North Road to former Dory's Cafe  in High Barnet while new premises are built.

Developers Compound Real Estate say they are awaiting planning permission but do have approval in principle for a new state-of-the-art self-storage facility and co-working spaces, fronting on to the Great North Road, which will be available to support local small businesses and entrepreneurs.

A cluster of ageing and dilapidated light industrial buildings will be demolished to make way for the new development.

One of the last to move out is a furniture maker which has been based at Meadow Works for the last nine years.

Proprietor Sebastian said that he was disappointed to be leaving as it had been difficult to find new premises and rents were high.

“We have managed to find another workshop in Waltham Abbey but that just shows how few affordable workspaces there are around Barnet. It’s not easy for small businesses in woodworking and carpentry.”     

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Sad farewells with house building to start soon on farmland at Whalebones, off Wood Street, the last countryside between Arkley and High Barnet

Demolition and clearance of the Whalebones smallholding and fields off Wood Street, High Barnet, has moved a step closer with developers having completed the purchase of the site for the construction of an estate of 115 new homes.

Housebuilders Hill Residential of Waltham Abbey and the Gwyneth Cowing Will Trust were jointly granted planning permission last year to develop farmland which adjoins Whalebones House, former home of the Cowing family.

With ownership having been transferred from the Cowing trustees, the handover has required the relocation of two long-standing tenants of Whalebones – the Barnet Guild of Artists and the Barnet and District Beekeepers’ Association.

A replacement studio for the artists’ guild is to be provided in a new community building to be constructed in Wellhouse Lane but the beekeepers’ association, which has been based at Whalebones for the last 60 years, has moved to a temporary site at a farm in Arkley. 

Trustees for the late Miss Gwyneth Cowing, granddaughter of the founder of the Barnet Press, who died in 1987, first applied ten years ago for planning permission to build houses on fields at Whalebones,

A protracted campaign to save a significant wildlife habitat and the last remaining farmland between Arkley and High Barnet ended in October last year when the Mayor of London gave the final go ahead after Barnet Council had voted narrowly in favour of the scheme.

Most of the new houses – see image above from the Hill Group – will be built in the largest of the fields which is opposite the Arkley public house, and which is between the new Elmbank development and the woods around the now privately owned Whalebones House.

In an interview for Built Environment News, The Hill Group’s founder and group chief executive, Andy Hill, confirmed that the purchase of the Whalebones farmland had been completed.

He reiterated previous undertakings that half the site will be retained as “publicly accessible open space”.

“Whalebones Park is a site of outstanding beauty, and we are proud to be entrusted with its future.

“Our plans respect the heritage of the Grade II listed Whalebones House and the character of Barnet, while delivering a sustainable new neighbourhood.”

Space will be provided close to Well Cottage for a small holding for an agricultural tenant. The former tenant farmer at Whalebones, Peter Mason, who had been there since the 1960s and who had once reared cattle and horses at Whalebones, died last year.

Planning approval has been given for 115 houses and apartments in buildings ranging from two to five storeys in height.

“Spacious, modern family homes” would be available for private sale and affordable homes would be provided in partnership with the affordable housing charity Sovereign Network Group.

SNG’s regional managing director Matthew Bird told BE News that its partnership in the development of Whalebones Park would demonstrate how affordable homes can be integrated into high quality sustainable development.

“Our 54 homes at Whalebones will provide much-needed opportunities for local people to access affordable rent and shared ownership in Barnet, supported by the wider benefits of new open space and community facilities.”  

Alongside the purchase of the farmland by The Hill Group, the former stable block has also changed hands and has been acquired by the owners of Whalebones House.

In recent days there have been some emotional farewells because over the decades the stable block, with its much-loved ornate and welcoming interior, had been home not only for the beekeepers but also for groups of Barnet Girl Guides and Brownies.

Miss Cowing’s generosity in providing a meeting place for local organisations – and paying for the construction of the timber-framed artists’ studio – left a legacy of philanthropy which the trustees of the estate said they had been anxious to preserve and respect.

Unlike the Guild of Artists which is signing a lease for use of a new community building in Wellhouse Lane, the beekeepers’ association decided it was not in a position to secure charitable status and take on added responsibilities.

Instead, the beekeepers have found temporary storage place for their equipment at an apiary on a farm in Arkley but will miss the use of the stable block for meetings, lectures, training courses, honey extraction and storage.

Moving out was a sad moment for long serving members of the association who gathered for a final group photo in a room which, for them, held so many memories – from left to right, president Geoffrye Hood, apiary manager Wilf Wood, association secretary Ann Songhurst, and Shri Kam.

The association, which currently has 107 members, has apiaries at various sites around High Barnet including Cat Hill, Arkley, and also Mill Hill. 

Four hives of bees kept at Whalebones were moved from the site earlier this year.

One of the greatest disappointments for the association will be the loss of a purpose-built facility for honey extraction which was fitted out with the latest equipment with help of a grant from the Millennium Commission which distributed funds to mark the turn of the millennium.

Geoffrey Hood said their facilities had been of great importance in the association’s education programme and every year since 2013 he had helped to train ten to 15 newcomers to beekeeping.

“We tend to start new beekeepers off with a hive at one of our apiaries and then they usually find their own sites.”

Developers Hill Residential completed purchase of farmland at Whalebones off Wood Street, High Barnet, site of 115 new homes

The Barnet and District Beekeepers’ Association had its very own postcode. Wilf Wood said a former president Rodger Hedgecoe arranged with the Post Office that letters should be addressed to EN5 4BZ.

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Planning inspector is being asked to reconsider Barnet Council’s rejection of plans for Barnet Football Club’s return to Underhill

Barnet Football Club has launched an appeal against the refusal of Barnet Council to approve an application to build a new stadium at Underhill.

A public inquiry before a planning inspector will give the club a chance to explain what it believes are the reasons why a new football ground should be permitted on playing fields close to the club’s previous stadium.

Despite being within the Green Belt, the club hopes an inspector will overturn the planning department’s advice that a new stadium in a “valued local park” would result in “substantial and irreversible harm to the openness and function of the Green Belt”.

BringBarnetBack, the group which is campaigning to bring the club back to a site as close as possible to its original home at Underhill, believe every effort should be made to secure a full public hearing.

When the application was considered by the strategic planning committee in July, members voted by 6-0 to reject the plan (with three councillors abstaining).

Councillor Barry Rawlings, leader of the council, told the Barnet Society that planning officials were now assessing the grounds of which the club had launched its appeal.

As the debate about whether Barnet FC should return to Underhill – from its current base at The Hive, Harrow – was now “a live issue” once again he was restricted in what he could say.

But he wanted to emphasise that his door as council leader remained open if the club did come forward with other alternative sites for a new stadium in or around High Barnet.

“It is difficult because of the proximity of the Green Belt, but as a council we would be prepared to look at other sites suggested by the club, such as a ground shared with another club or land already designated for sport.”

A survey conducted by the Barnet Society among community groups and councillors before decision in July, showed that the town was split down the middle over whether a 7,000-seat stadium should be built on Barnet Playing Fields.

Underhill Councillor Zahra Beg, who spoke out against the application in July, said she remained opposed to using the playing fields for a football stadium, but she was anxious to understand the grounds on which the club was appealing.

Planning inspector being asked to reconsider Barnet Council's refusal to grant planning permission for new stadium for Barnet Football Club at Underhill.

In view of promotion to League Two of the Football League, BringBarnetBack believe the club’s current success – it is currently placed 10th in the League – strengthens the case for securing a return to Underhill which they argue would provide a tremendous boost to match attendances and boost the High Barnet economy.

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Last chance to have your say on Barnet Heights

… or High Barnet Place, as the development proposed next to High Barnet Station is officially called (see above). But Barnet Heights would be a more accurate description of 283 flats over the whole of the present car park in blocks of 5 to 11 storeys high.

Whichever, it’s the most serious threat to Chipping Barnet’s character and functioning in decades. And Friday 19 September is the deadline for public comments on the planning application.

The Barnet Society strongly opposes the proposals, and urges you to do so too.

Our key reasons for objecting strongly to the current planning application are because:

  • It breaches many policies in Barnet’s recently-adopted Local Plan.
  • It would create homes of unacceptably poor safety and quality in terms of layout, detailed design and amenity.
  • It would be no more accessible – and probably less safe – than the present site.
  • Contrary to the developers’ claims, it would be unsustainable by many environmental standards.
  • It would irreparably harm the identity of the neighbourhood, nearby and from afar.
  • No compensating benefits of significance are offered in terms of transport connectivity or new/improved facilities to the existing community.

We’re currently finalising a full justification of our objections. A draft summary of them can be found here.

The Society would welcome a development that combined a genuine improvement to the public realm and public transport connectivity alongside well-designed homes at a sympathetic scale of development. But this application is not that.

As I write, over 300 objections have been posted on the Council’s planning portal – impressive, but we need more.

In March Dan Tomlinson MP’s position was neutral, but his current stance has not yet been made known. Former Chipping Barnet MP Theresa Villiers has submitted an objection.

Curiously, of the 26 supporters of the scheme, hardly any actually live in Chipping Barnet.

How you can comment

Have your say one of these ways:

  1. on the Council’s planning portal (ref. no. 25/2671/FUL) via the Comments tab;
  2. email comments direct to planning.consultation@barnet.gov.uk (cc sam.gerstein@barnet.gov.uk); or
  3. post your comments to the Planning Officer: Sam Gerstein, Planning and Building Control, Barnet Council , 2 Bristol Avenue, Colindale, NW9 4EW.

In the cases of 2 & 3, be sure to include:

  • the application ref. no. (25/2671/FUL) clearly at the top
  • the site address (High Barnet Underground Station, Station Approach, Barnet EN5 5RP) and
  • your name, address and postcode.

Sending a copy of your comments to our MP dan.tomlinson.mp@parliament.uk and to your local Councillors will increase the effectiveness of your objection.

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Years of neglect prompting residents’ bid to get Barnet’s former Quinta Youth Club registered as asset of community value

Bid to get asset of community value status for derelict Quinta Youth Club in Mays Lane Barnet

After years of frustration about the state of the derelict and vandalised former Quinta Youth Club, residents in Mays Lane and surrounding roads are applying to have the building and adjoining village green registered as an asset of community value.

They regard this as the only way to secure the site for community use in case there is an attempt to sell the site for redevelopment.

Over 30 residents have already signed up in support of the application which has been made by the 200-strong Quinta Green Residents Association.

A campaign to try to persuade Barnet Council to refurbish or rebuild the boarded-up youth club was launched in the summer but there has been continued vandalism, and no action has been taken to secure the building or tackle the disrepair.

Local volunteers built the clubhouse in the 1960s and it served first as a youth club and community hub, later becoming a nursery and meeting place.

The clubhouse is in a corner of Quinta Village Green which was registered as a public open space in 2010 after a public inquiry following a campaign by residents to ensure that it was preserved for community use and maintained by the council.

Gina Theodorou (above), chair of the Quinta Green association, said that registering the clubhouse and green as an asset of community value was “a once in a generation” chance to get the building back into community use.

“For too long the Quinta Youth Club has been left derelict, attracting vandalism and arson.

“With strong community support, we are asking our councillors and our MP to stand with us in safeguarding this historic site for the benefit of the whole area.”

Ms Theodorou recognised that the scale of disrepair has made it difficult to lease the building.

Registering it as an ACV would give the community the chance to take it over once again and restore it for public use which would improve the area and help tackle antisocial behaviour.

Planning approval was given in 2021 for use of the clubhouse to be changed from community use to become a store for the library service for schools in the Borough of Barnet.

There were proposals to refurbish the single-storey building, install new doors and windows, and use it for the storage, archiving and dispatching of library books for the borough’s Schools Library Resource Service.

But no action was taken to implement the plan, resulting in the mounting concern of residents about the failure to tackle the vandalism and disrepair.  

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Barnet Hospital said to be in “constructive discussions” with Barnet Council over car parking pressure on nearby roads

Community organisations have welcomed assurances that Barnet Hospital will try to reduce the pressure which car parking by hospital staff, patients and visitors is placing on surrounding residential roads.

Plans for a further expansion of the ever-widening controlled parking zones around the hospital are meeting a barrage of criticism from householders who are forced to pay for parking permits.

Barnet Council officials are understood to have suggested to the Royal Free Hospital Trust that the management at Barnet should look for ways to alleviate the problem.

Nearby residents could not be expected to acquiesce as more and more local streets become a parking lot for the hospital, necessitating the introduction of an ever-expanding CPZ.

Residents’ associations understand that the trust will now examine what more can be done to increase the capacity of the hospital’s own car parks off Wellhouse Lane – by making better use of the space available – and by taking over vacant sites.

Currently Barnet Hospital has insufficient parking space for its own staff and a request for yet another increase in the undisclosed number of on-street parking permits – which are already issued for staff use – has apparently been refused.

News of what are said to be “constructive discussions” between the council and the hospital follow in the wake of further expansion of Barnet Hospital CPZ.

This has recently been extended – despite strong local resistance – to take in seven roads around Ryecroft Crescent, on the Arkley side of Quinta Drive.

Almost 80 per cent of the residents who replied to a consultation were against the introduction of a CPZ extension, but the council has gone ahead with a widening of the zone on what officials say is “an experimental basis”.

There was further uproar last month when the council held consultations on the proposed Underhill South CPZ – a new CPZ which would introduce restrictions and permits in 29 roads, including several cul-de-sacs, which are on either side of Mays Lane, extending from the junction with Manor Road all the way westwards to the junction with Shelford Road.

A council survey was said to have shown that there were “extremely high levels of parking stress” in most of the roads surrounding Mays Lane caused by the extra demand for spaces from hospital staff, patients and visitors.

But residents say a CPZ over such a wide area – extending to the Dollis Valley riverside walk – is completely unnecessary and would become extremely expensive for residents.

The Quinta Green Residents Association and the Underhill Residents Association – which are both claiming there is overwhelming opposition to a new CPZ – said they had been urging strategic solutions to the problems caused by the hospital.

Community groups welcome assurances that Barnet Hospital will take steps to try alleviate car parking pressure on surrounding streets.

They believed the hospital’s existing car parks could be reconfigured to take more vehicles and that vacant land around the hospital – such as the site above at the Wellhouse Lane-Wood Street junction – should be brought into use.

The two associations say one option might be for the hospital to reach agreements with local organisations including schools and clubs to see whether it was possible to rent additional parking spaces.

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Transport for London bans flats protest rally outside High Barnet station – but across the road residents launch their “New Battle of Barnet”

A mass protest against plans for five high-rise blocks of flats on the car park at High Barnet tube station attracted over 250 residents who were greeted with toots of support from the horns of passing motorists.

London Transport moved swiftly to warn of prosecutions if protestors gathered around the station entrance, so the rally was switched to the other side of Barnet Hill.

Fifteen posters warning of the consequences of any “unauthorised protests or gathering or loitering” had been fixed to walls and fences all around the lower entrance.

A posse of four members of London Underground staff stood at the station forecourt and were on hand in case of any breach of Transport for London byelaws.

Despite the ban on meeting in the area around the station’s lower entrance, the groups organising the protest – Barnet Society, Barnet Residents Association and Hands Off high Barnet – were determined to show the strength of opposition to a redevelopment they argue is the “wrong scheme, in the wrong place”.

As supporters were marshalled back up the slope of the station entrance to cross the road to the grassy bank on the opposite side of Barnet Hill, there were muttered protests at what was seen as TfL’s high-handed approach in banning a rally on their land.

In particular, the wording of the notices – suggesting their presence might lead to prosecutions – led some residents to complain that TfL seemed to be turning High Barnet into a police state where free speech and protest were being suppressed.

While remaining friendly and approachable, the four London Underground staff on duty outside the station entrance were a clear indication that TfL meant business – the rally had apparently been banned on grounds of health and safety.

As the crowd of protestors continued to grow in size – approaching 250 people or more on some estimates – the organisers said they were delighted by the turn out.

Four thousand leaflets had been distributed calling for support, reminding residents they had until Friday 19 September to register their objections with Barnet Council.

Gordon Massey, who analysed the scheme on behalf of Barnet Residents Association, told the crowd they had to recognise that TfL – through its subsidiary Places for London – was determined to build as many homes as possible on spare land at London Underground stations.

“283 flats on this site are far too many and the design of them is absolutely dreadful. Just listen to the noise from the road and think what it will be like living there.”

He praised the joint effort there had been with the Barnet Society whose planning and environment spokesman Robin Bishop said the society’s team approach would allow them to present Barnet Council with “a substantial submission” detailing the faults in the scheme.

As the rally continued, hand-made posters held up by the grandchildren of Jane Ouseley (far left) amused passing motorists who tooted their horns in support of the message: “No tower blocks in High Barnet”.

Summing up the defiance of the crowd was a slogan on one of the posters: “The new Battle of Barnet”.

Another poster on the roadside at the entrance to the station left passers-by in no doubt about what the protest was all about.

Ken Rowland, chair of the residents’ association, said the size of the crowd showed why residents felt so strongly about an “appalling and monstrous” development.

“We need to stop this…the children living in homes in these blocks will not be able to open the windows…they will be overlooking an electricity sub station and railway tracks, and it is not the appropriate place for a development of this size.”

Kim Ambridge, a founder member of Hands-Off High Barnet which fought successfully against a 2019 plan – later withdrawn – for high-rise flats, deplored the loss of the station car park.

Her concern was reinforced by Barnet Vale Councillor David Longstaff who thought that by building over a well-lit car park, TfL was failing to acknowledge the fears of women arriving at the High Barnet station late at night.

At the end of the rally the crowd showed their contempt for TfL’s ban on the protest outside the tube station by marching up the High Street to the parish church of St John the Baptist.

Mass protest rally against tower blocks of flats at High Barnet tube station goes ahead despite Transport for London ban on gatherings outside the station entrance

A final photo-opportunity underlined another message of from the rally – that the proposed 11-storey block of flats at the station would break the historic skyline of High Barnet and compete with the commanding presence of the church tower.

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Work underway to stabilise precarious brickwork in fire-ravaged Hadley Green house before reconstruction starts

A massive crane has been brought in by contractors to help install scaffolding and internal braces to stabilise the walls of a large Georgian house on Hadley Green which was gutted in a disastrous fire over the May bank holiday.

Seventy firefighters supported by ten fire engines fought the blaze at Hollybush House, but the roof collapsed and all that was left was the shell of the Grade II listed building and its chimney stack.

Plans are now being prepared for the repair and restoration of the house, which was built in around 1790 and which the owners say they recognise is an important part of the historic heritage of Monken Hadley.

An application has been submitted to Barnet Council for the post-fire reconstruction, including repairs to the walls, high-level masonry, windows, doors and roofs and the reinstatement of historic stairs and rooms.

Work starts on reconstructing Hollybush House, a Georgian property on Hadley Green which was gutted in dramatic May bank holiday fire.

A report to the council by architects and historic building consultants Donald Insall Associates says masonry at a high level and in some areas at the rear of the property was left structurally unstable and needed to be stabilised.

Work is due to start on the reconstruction in October and should be completed by March 2027.

Because the internal floors and fabric of the building were totally destroyed, the architects say it will only be possible to recreate the original appearance of the house.

The rebuilding would go “as far as it is possible” to restore the significance of the Grade II listed building and its contribution to the character and appearance of the Monken Hadley Conservation Area.

Hollybush House is one of several Grade II-listed buildings along the east side of Hadley Green, including Wilbraham Almshouses and Grandon to the north-

east, and Livingstone Cottage, Monken Cottage, Monkenholt, and Fairholt to the south-west.

The houses along Hadley Green Road are all located within the registered battlefield for the 1471 Battle of Barnet, a defining conflict of the Wars of the Roses.

Hollybush House is described in the consultants’ report as a modest country house formed of an amalgamation of 18th century domestic buildings and later additions.

It is thought that the site began as an early-18th century cottage, which was extended in the late-18th century with a classic Georgian country house façade.

The main house, which retained the majority of the historic features and decoration, suffered the worst damage.

However, there are some surviving historic items – a few sashes, shutters, and doors – which were temporarily removed for repair and refurbishment, but the loss of original historic fabric meant that the significance of the house had been permanently diminished.

Soon after the current owners purchased Hollybush House in 2020, they applied for planning permission to restore the building.

After 18 months of restoration work, which included installing a new roof and windows, the refurbishment was due to have been completed sometime in early 2026 – until fire broke out in one of the rooms in the early hours of Bank holiday Monday and spread to the roof.

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Barnet Council goes to High Court to challenge a planning inspector’s go ahead for a travellers’ caravan site in Mays Lane

An application has been made to the High Court to challenge the go ahead for a travellers’ caravan site on a field in Green Belt land off Mays Lane, Barnet, on the grounds that the decision was inaccurate.

A planning inspector approved the plan for pitches for two travellers’ caravans because the needs of two gypsy families with seven young children “tipped the balance” in their favour.

Barnet Council had previously refused permission but after a lengthy planning inquiry, the inspector, Graham Chamberlain, decided that the “very special circumstances” of the two families outweighed any harm to the Green Belt.

In seeking to reverse the decision through a judicial review, the council will have to indicate why it believes the inspector’s conclusion was factually flawed.

Mr Chamberlain had concluded that the best interests of the “seven young children” in case would be served by “establishing a secure permanent home” for them at the appeal site”.

But in challenging the decision, the council is expected to argue that the evidence showed that in fact only four or five children would live on the site, with just one of them enrolled in school.

Therefore, the council could insist that the inspector’s decision was legally unsound.

Quinta Village Green Residents’ Association – which opposed the caravan site, and which was disappointed by the go ahead given by the inspector – has welcomed the council’s High Court challenge.

When he overturned the council’s refusal to grant planning permission, Mr Chamberlain acknowledged that a travellers’ caravan site on a two-acre paddock, previously used for grazing horses, would result in “some modest harm to the character and appearance” of the Mays Lane area.

However, he concluded that the balance in favour of the scheme changed significantly when the personal circumstances of the two gypsy families were factored in, especially the best interests of the seven children.

“Indeed, personal circumstances tip the balance in favour of the scheme when all other considerations are contemplated cumulatively…It follows that the very special circumstances necessary to justify the development have been demonstrated.”

Members of the residents’ association have now been told of the legal challenge which is being made by the council close to what would have been the end of the six-week period for a judicial review.

In going to the High Court, the association hopes the council will emphasise that Green Belt protections carried substantial weight under national planning policy.

Inappropriate development of the kind proposed, should only be allowed in “very special circumstances”.

While the welfare of children was rightly a primary consideration, it had to be based on accurate evidence.

The inspector had relied on the advice of the barrister for the brothers Patrick and J Casey, who had made the planning application, but by seeking a judicial review the council implies these submissions were incorrect and failed to consider the actual circumstances of the children involved.

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Co-ordinated fight back by community groups organising a united front against plans for high rise flats at High Barnet station

Community groups are presenting a united front in objecting to Transport for London’s planning application to build five high-rise blocks of flats on a car park and strip of land alongside the London Underground station for High Barnet.

To highlight the strength of opposition to the “wrong scheme in the wrong place” a rally is to be held on the morning of Sunday 7 September at the lower entrance to the tube station starting at 11.30 am.

Barnet Council has extended until Friday 19 September the deadline for residents to respond to the scheme.

After widespread complaints about the decision to organise public consultation during the summer holidays when so many people were likely to be away, the council acknowledged extra time should be given to ensure residents understood the full impact of the application being made by TfL’s property subsidiary, Places for London.

Leading the way in opposing the scheme are the Barnet Society and the Barnet Residents Association which have both been preparing a detailed list of objections to the application to provide 283 flats in five high storey blocks, one of which would be 11 storeys high.

They say the five blocks of flats are “unattractive and overbearing” and completely out of scale and character for the locality with the eleven-storey block rising above the skyline.

Gordon Massey, who prepared a point-by-point summary of the association’s objections, says the proposed development is a “poorly designed blot on the landscape” with the expectation that the flats would be overwhelmingly purchased by buy-to-let landlords.

Living conditions on the new estate would be poor as 75 of the flats would be single aspect facing west, raising issues of noise, heat and ventilation with the likelihood that with all windows having to remain closed, they would rely on mechanical ventilation.

“We are not opposed to the redevelopment of this site for housing, but the people of High Barnet and future residents of this development deserve something much better than this.”

Mr Massey’s conclusions are in line with those of Robin Bishop, who leads for the Barnet Society on planning and the environment, and who thinks the scheme would have a brutal impact on the existing townscape and greenery of High Barnet, Underhill and Barnet Vale.

“Our main objections to the scheme are to the alien scale and character of the designs; its unsustainability as a neighbourhood; its unsafe environment; and the lack of community benefits.”  

Other community groups warn of grave consequences if the development goes ahead with the danger that sandwiching high-rise blocks of tiny flats onto a strip of land between the tube line and Barnet Hill would, in their opinion, be destined to create the slum housing of tomorrow.

Hands Off High Barnet, a campaign group which co-ordinated objections to a 2019 scheme to build seven blocks on the site – a plan which was later reduced and withdrawn – fears the same mistakes are being made once again.

Of the 283 flats being proposed, 68 would be of only one bedroom when High Barnet desperately needed more family homes.

The loss of a well-lit station car park would pose a particular danger for women returning to High Barnet late at night.

“After all the objections we made to the last application, TfL are still not making it any easier for disabled passengers who need to be dropped off or collected at the station,” said Kim Ambridge, one of the founders of Hands-Off High Barnet.

John Dix of the Save New Barnet Campaign – which fought long and hard trying to prevent too many new flats being squeezed into the Victoria Quarter site – said he thought the station scheme was “really shocking”.

The children’s play space in the new development was the “absolute bare minimum” for under 11s.

“One of the children’s play spaces is a steep slope – it drops by 3.3 metres from top to bottom – with steps down the middle underneath one of the blocks.

“They call it the ‘undercroft’ play area, but the wind assessment says it is a problem area and is not for lingering.

“How any human being could classify this dark, draughty underpass as a play area is beyond me.

“The children’s play area for the 12-18-year-olds is, wait for it…500 metres away on Barnet playing fields.”

Mr Dix said he hoped Barnet Councillors read the details of the application, refuse to give approval, and tell the developers to go back to the drawing board.

To raise awareness of TfL’s application and publicise the rally on Sunday 7 September volunteers hope to distribute a leaflet – see below – to around 4,000 households in High Barnet.

Community groups across High Barnet organising co-ordinated fight back against plans for high rise blocks of flats at High Barnet tube station
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Landing on Barnet Hill soon – unless the Council can be persuaded to refuse it

This development would permanently alter the identity of Chipping Barnet. If approved by the Planning Committee, it would set an extremely damaging precedent for the town centre and neighbouring areas. We have until Friday 19 September to comment on it – see how to do so at the end of this post.

The planning application

Places for London (PfL, a partnership between Transport for London & Barratt London) want to build 283 flats over the whole of the present car park in blocks of 5 to 11 storeys high. You can see the full application at https://publicaccess.barnet.gov.uk/online-applications/ (reference no. 25/2671/FUL).

At a public meeting on 20 March Dan Tomlinson MP was neutral about the scheme, but asked PfL to deliver more benefits for the community. Examples suggested were moving the northbound bus stop closer to Station Approach and providing bus access to the station forecourt. Frustratingly, the application offers only some benches and better lighting to the pedestrian ramp and a couple of extra disabled car bays.

Mr Tomlinson has told the Society that he is reviewing the application and will reassess his position.

The Barnet Society’s response

The Barnet Society strongly objects to the application.

We do so with regret because we respect Barnet’s need for new homes and support good design. We also accept the principle of building at transport hubs, and would welcome improvements to this prominent site.

But the designs submitted are not appropriate for this location. They amount to massive overdevelopment, to the great detriment of the character of Chipping Barnet and with almost no compensating benefits to the local community. Our main objections are summarised below.

An alien imposition

The designs are entirely out of scale and character with our green and historic neighbourhood.

At the top and bottom of Barnet Hill, few buildings exceed three storeys, but those proposed would rise over three times as high. They would totally dominate the existing townscape and greenery that make High Barnet, Underhill and Barnet Vale special. They would break the historic skyline from several viewpoints.

Two of the published visualisations are particularly misleading. View 2 (from Underhill) shows only three of the five blocks. Our own version (above) shows a truer picture.

View 14 (from Pricklers Hill) hides St John the Baptist’s church, which currently dominates the skyline, behind a tree. Below, our version demonstrates how the development would compete with – and detract from – the traditional preeminence of the church.

We do not object to gentle densification of our neighbourhood, but this would be a brutal and irreversible step-change.

It would also be a clear breach of Barnet Council’s own recently-adopted Local Plan, which expressly rules out buildings over 7 storeys at High Barnet Station.

The developers’ claim that ‘the tallest building serves [as] a welcoming and attractive gateway from the Station’ is a sublime example of marketing oversell. The trees lining both sides of Barnet Hill already provide a distinctive and beautiful southern ‘gateway’ to our town. The Station needs no such a grandiose landmark: its reticence is part of its charm.

An unsustainable neighbourhood

The applicants and their designers describe their proposals as an ‘exciting well-connected and highly sustainable residential neighbourhood’ (Planning Statement 2.6). On the contrary, it is disconnected and unsustainable at almost every level.

The constraints of the A1000, Northern Line, TfL structures, unstable geology and sloping topography force the applicants to propose a height and density that would be expensive to build, service and maintain for decades to come.

Squeezed between the busy, noisy and polluted road and railway, the new homes could not economically provide healthy environments internally or externally. The promised Passivhaus standards require levels of construction skill and expenditure that we doubt would be attainable.

Flat layouts are often poor.  Some are only single-aspect and, facing north-east, would have very poor sunlight and natural ventilation. A high proportion face south-west with potential to over-heat in summer. Expensive acoustic mitigation and mechanical ventilation (costly to run) would be necessary.

Only 35% of the total number of flats would be ‘affordable’. No guarantees are provided to restrict buy-to-let or overseas investors. At least some of the flats would probably become over-occupied, resulting in a population of nearly 1,000 with no gardens and minimal amenity space.

It would have a high proportion of children but only token outdoor play space. Outdoor play and social space for older children, young adults and the elderly would be negligible. Family stress would increase.

A truly sustainable scheme would place public health, community energy and low waste at its heart. It would be complemented on-site by a rich range of habitats and community gardening, and supported by excellent public transport connections and cycleways. None of these are on offer. Biodiversity net gain could only be achieved by substantial off-site provision. Residents would lack most of the physical, social and economic infrastructure necessary for a settled, inclusive and intergenerational neighbourhood.

An unsafe environment

We are unconvinced that there would be a net improvement in safety. Removal of all general car parking spaces would increase risks to women and other travellers with concerns for their personal safety, especially in late evening and early morning.

Although the ‘woodland walk’ would get an upgrade, the new recessed benches are likely to encourage misuse. The long and contorted strip between the new flats and the tube tracks would invite anti-social behaviour. With its many dark recesses and corners, the project would rely heavily on CCTV cameras and external lighting to meet Secure by Design standards.

Lack of community benefits

Connectivity between tube, buses, taxis and private vehicles would remain poor. Direct bus access to the Station forecourt is ruled out. TfL make no commitment to moving the northbound bus stop closer, or to a cycle lane on Barnet Hill. Pedestrian and wheelchair accessibility would be only slightly improved. Congestion would worsen.

New demand for local surgeries, nurseries and schools would be significant, with no certainty of the developer’s contribution to meeting it.

Loss of car parking

We are unconvinced by the rationale for removing the car park. The only spaces left would be a few disabled bays and (ironically) those for TfL staff. Yet park-and-ride is an option highly valued by residents on the fringes of Barnet and Hertfordshire and boosts tube use. Without improved public transport and connectivity to the Station consequences would be severe, both for travellers and for residents near the Station.

The inconvenience and distress caused by CPZs has lately been illustrated at Underhill South. Similar protests can be expected from residents in the proposed Zones E (Barnet Lane & Sherrards Way) and F (Meadway, Kingsmead, Potters Lane, Prospect Road, Leicester Road & King Edward Road) as well as others affected in Barnet Vale and parents of pupils at St Catherine’s RC Primary School, many of whom have to drive considerable distances due to its wide catchment area.

Postwar mistakes repeated

The mistakes of postwar estate planning – not least in the nearby Dollis Valley Estate – have been forgotten. If approved, in a few years’ time future Barnet residents, politicians and planners will wonder how this development was allowed to happen.

Above: proposed view from King George’s Fields

How you can comment

Have your say one of these ways:

  1. on the Council’s planning portal (ref. no. 25/2671/FUL) via the Comments tab;
  2. email comments direct to planning.consultation@barnet.gov.uk;
  3. post your comments to the Planning Officer: Sam Gerstein, Planning and Building Control, Barnet Council , 2 Bristol Avenue, Colindale, NW9 4EW.

In the cases of 2 & 3, be sure to include the application reference no. (25/2671/FUL) clearly at the top plus your name, address and postcode.

Increase the effectiveness of your objection by sending a copy of your comments to our MP dan.tomlinson.mp@parliament.uk and to your local Councillors.

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Race is on for community groups rallying opposition to “massive” high-rise redevelopment around High Barnet tube station

Overwhelming local opposition is emerging to Transport for London’s latest application to build five high-rise blocks of flats on a car park and land alongside High Barnet tube station.

Since plans were published four weeks ago, the response has been heavily against the scheme for being a “massive overdevelopment” with the tallest 11-storey block being described as “horrendous” and “overbearing”.

But the race is now on among community groups to raise public awareness and marshal their case against the plan before the September 2 deadline for registering comments with Barnet Council.

Ward councillors and High Barnet MP Dan Tomlinson are to be briefed by the Barnet Society and Barnet Residents Association as the two organisations finalise their detailed responses.

There have been some complaints of underhand tactics: Why is a consultation on such a significant application being conducted during the summer holidays when so many residents are likely to be away? 

Some of the comments posted so far online have been in favour arguing that 283 new flats would provide “much-needed housing” and “smarten up” the area.

But comments posted on the Barnet Society website since 23 July – and direct responses to the society’s draft of its own objections to the plan – indicate mounting opposition.

Issues of greatest concern are the potential harm a massive development might have on the historic character of High Barnet; the loss of the station car park; the smallness of the flats (68 of 283 would be one-bedroom); the lack of community benefit or support for a new neighbourhood of nearly 1,000 people; and the failure to make substantial improvements to public access to the station and connections for bus passengers.

A fuller understanding of the implications of the development by TfL’s subsidiary Places for London is generating additional criticism.

To offset the loss of the station car park – and prevent commuters parking in nearby roads – new controlled parking zones are being proposed for Underhill (Barnet Lane/Sherrards Way) and Barnet Vale (Meadway, Kingsmead, Potters Lane, Prospect Road, Leicester Road and King Edward Road).

There are also increasing doubts about the poor layout inside the blocks and fears that a high proportion of the flats facing south-west could probably overheat in the summer.

Robin Bishop, who leads for the Barnet Society on planning and environment, says the five blocks of flats would have a brutal impact on the existing townscape and greenery of High Barnet, Underhill and Barnet Vale.

The tallest block of 11 storeys – seen superimposed in orange on the photograph above of the view taken from Pricklers Hill –would “break the historic skyline from several viewpoints and compete with, and detract from, the traditional pre-eminence of St John the Baptist parish church”.

“Our main objections to the scheme are to the alien scale and character of the designs; its unsustainability as a neighbourhood; its unsafe environment; and the lack of community benefits.”

Under the approved Barnet local plan, land around the tube station is earmarked for the construction of up to 300 homes but with a height limit of seven storeys.

Breaking that undertaking by approving the plan would be regarded by the scheme’s opponents as a grave betrayal by Barnet Council.

Community groups marshalling opposition to massive high rise flats at High Barnet tube station before deadline for comments on 2 September.

If the application is approved, it would mean the closure of the container yard operated by Container Safe Ltd which rents out around 120 self-storage containers on what was originally the station coal yard.

Paul and Bev Meehan, who run Container Safe, say that under the terms of their lease for the site from TfL they are subject to six months’ notice.

The couple faced the same uncertainty in 2020 when an application was made to build 292 flats on the site – a plan that was subsequently withdrawn.

They point to the fact that they do provide a vital service for many small businesses and traders in and around High Barnet who store equipment and supplies inside the containers.

Storage space has become increasingly expensive for small businesses which find the rents being demanded on new industrial units are prohibitive.

Comments on the plan can be made via the Barnet Council website quoting reference no. 25/2671/FUL.

Alternatively, you can email comments direct to planning.consultation@barnet.gov.uk or post your comments to the Planning Officer: Sam Gerstein, Planning and Building Control, Barnet Council , 2 Bristol Avenue, Colindale, NW9 4EW. In both cases you must also include the application number (25/2671/FUL) and address (High Barnet Underground Station Station Approach Barnet EN5 5RP) plus your name, address and postcode.

The Barnet Society recommends that views should also be forwarded to your local councillors.

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Work well underway on Victoria Quarter flats at New Barnet…but uncertainty over much-used footpath and tunnel

A long-established footpath under the main railway line at New Barnet faces an uncertain future after being deemed unsafe during redevelopment of the former gas works site off Victoria Road.

Victoria Quarter – a massive new complex of 420 flats in eleven blocks of up to eight storeys in height – is rapidly taking shape after finally securing planning approval last year.

Save New Barnet mounted a sustained campaign to try to ensure improvements and safeguards during lengthy appeals and legal challenges over a succession of applications to develop the vacant site which lies between the main line and Victoria Park recreation ground and leisure centre.

Developers Citystyle Fairview promised that as part of the scheme it would install a well-lit new footpath to a tunnel which provides a right way connecting Victoria Park and its surrounding roads with streets on the other side of the main line around Cromer Road and Tudor Park.

But there is uncertainty now because Network Rail has detected structural faults in the railway embankment and tunnel which forced the closure of the footpath last year soon after construction work started.

East Barnet councillor Simon Radford (above) has taken up complaints made by residents and the Save New Barnet campaign about the continued closure of the existing overhead walkway leading to the tunnel, and the resulting loss of a much-used public right of way.

“Unfortunately, there is no indication yet as to what work is needed to stabilise the embankment and tunnel or how much it will cost,” said Councillor Radford.

“The footpath should have re-opened in July. We hope it might be sorted out by the end of the year, but who knows now.”

At his request there will be regular joint meetings between Network Rail, Fairview and Barnet Council and he has promised to keep the community informed.

“The trouble will probably be sorting out who should pay for any remedial work that is needed to the tunnel.

“Clearly the developers have a responsibility as they promised a new footpath, but it is complicated now Network Rail and Barnet Council are involved.”

The uncertainty has been criticised by John Dix of the Save New Barnet campaign who agreed with Councillor Radford that the re-opening of the footpath might take “significantly longer” than the target date of November.

“Apparently the embankment is already subject to cracking and instability at track level, and this has necessitated a redesign of the works.

“Sadly, this is something we specifically warned the council about before they granted permission to close the public right of way, but when do they ever listen to residents.”

The frontage to the Victoria Quarter redevelopment off Albert Road has been transformed by the completion of the new Park Quarter flats which front on to Victoria Road. Many are now fully occupied.

A start has already been made to marketing homes in the larger Victoria Quarter complex – as seen in the image above from the housing association Sovereign Network Group which is promoting the sale of some of the flats on a shared ownership basis.

SNG, which started promotion in June of the sale of a group of 22 one-, two- and three-bedroom flats in an area to be known as Quartoria, says that priority for the shared-ownership homes will be given to people who live or work in Barnet.

Its website says that based on a 25 per cent shared ownership one-bedroom apartments will be available from £91,250; two-bedroom from £113,750; and three-bedroom from £142,500.

There will be one parking space per apartment, either off-street or under croft parking.

There has been a succession of applications to redevelop the cleared site of the former New Barnet gas works in a long-running saga dating back over 16 years.

Residents and amenity group mounted fierce opposition fearing developers would cram in too many high-rise blocks.

It started when ASDA dropped their 2008 plan to build a new supermarket on the 7.5-acre site.

In 2017 approval was given for 317 flats but this was increased to 652 in a subsequent application proposing ten-storey blocks.

After local criticism this was reduced to 554 and finally Citystyle Fairview gained permission last year for 420 flats in blocks ranging from four to eight storeys with an undertaking to ensure the “removal of the existing elevated footbridge (leading to the tunnel) and creation of new pedestrian routes”.

A separate development is proposed by Berkeley Homes for the northern section of the gasworks site.

Victoria Quarter complex of 420 flats in New Barnet is well underway but residents fear for future of pedestrian tunnel under main railway line.

Late last year, it unveiled a plan to build 200 homes – a scheme which would result in the demolition of the 90-year-old gasometer, a well-known local landmark.

National Grid Property Holdings said the 38-metre-high frame of what was originally known as a column guided gasholder had “no particular historic or architectural merit” and “little, if any heritage value”.

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Family needs for travellers’ caravan site outweighs Green Belt protection for Mays Lane countryside says planning inspector

Spirited opposition by a residents’ association has failed to prevent the go ahead for the development of a site for pitches for two travellers’ caravans and other buildings on a field in Green Belt land off Mays Lane, Barnet.

An application for permission was rejected by Barnet Council but this has now been overruled by a planning inspector who said the needs of two gypsy families with seven young children “tipped the balance” in their favour.

Quinta Village Green Residents Association, which had argued that a travellers’ site would harm the openness of the Green Belt and the character of Mays Lane, expressed their “deep disappointment”.

After a lengthy inquiry, the inspector Graham Chamberlain acknowledged there would be “some modest harm to the character and appearance of the area” but there were “very special circumstances” which outweighed the harm to the Green Belt.

The application to station caravans for residential use with hardstanding and dayrooms was made by Patrick Casey who appealed against the council’s refusal to grant planning permission on the grounds that it breached the Green Belt.

Mr Chamberlain said that he understood Mr Casey, who was currently living at the Barley Mow site near Hatfield, and his brother J Casey, were both “unlawfully doubling up as a temporary measure” and needed a secure and settled site.

“The Casey brothers are gypsies, and they want to follow a traditional lifestyle that involves living in culturally appropriate accommodation, this being a caravan on a pitch.”

There were seven young children in the case and their best interests would be served by “establishing a secure permanent home at the appeal site given the lack of suitable alternatives, including where they currently live unlawfully”.

Mr Chamberlain did conclude that a travellers’ site was inappropriate development; would harm the Green Belt; and that the unmet need for caravan pitches in the London Borough of Barnet was not extensive.

However, the balance in favour of the scheme changed significantly when personal circumstances were factored in, especially the best interests of the children.

“Indeed, personal circumstances tip the balance in favour of the scheme when all other considerations are contemplated cumulatively…It follows that the very special circumstances necessary to justify the development have been demonstrated.”

In expressing their frustration at Mr Chamberlain’s go-ahead for the site, the residents’ association said that during the inquiry “no robust evidence of these personal or accommodation circumstances was provided by the appellant, despite repeated requests, and yet these claims were given decisive weight by the inspector.

“The decision overrides local and national planning safeguards, potentially setting a concerning precedent for Green Belt protection.”

Much of the inquiry revolved around whether establishing a site for travellers’ caravans on a two-acre paddock which had been used for grazing horses would extend urban sprawl along Mays Lane and encroach the countryside.

Planning inspector agrees to site for pitches for two travellers' caravans in Green Belt land off Mays Lane, Barnet, despites residents' opposition.

The field is next door to the Mays Lane car park of the Centre for Islamic Enlightening (formerly a Brethren Gospel Hall).

In his report allowing Mr Casey’s appeal, Mr Chamberlain agreed that the paddock had an open rural character free from development, and it was open land that one would expect to “strongly contribute to restricting the urban sprawl of Barnet”.

Accordingly, he recognised that a caravan site next to the Islamic Centre and opposite the Partridge Close estate, would “compound an incongruous finger of development in the countryside” – a factor which was outweighed by the “very special circumstances” he subsequently outlined.

Concerns about the impact on great crested newts and bats were among the issues raised by the residents’ association, but these were not upheld by Mr Chamberlain.

He said a survey showed there were no great crested newts present on the site, and he did not believe either that travellers’ caravans would have an adverse impact on the bat population.

When Mr Casey made his application in 2023, after purchasing the field at auction, the residents’ association raised objections with Barnet Council and welcomed the refusal to grant permission.

The association, which is named after Quinta Village Green and represents 150 families living nearby, succeeded in raising only half of the £15,000 needed for legal representation at the inquiry after already securing a barrister.

“Without access to the council’s expert evidence, the association was left to try to continue contesting the issues alone and under-resourced.

“Adding further controversy, the inspector rejected Barnet Council’s request to limit the planning permission to a five-year temporary term, instead granting permanent consent.

“Residents fear this undermines policy safeguards and opens the door to piecemeal development across London’s Green Belt.

“This is a disappointing outcome for our community, and a worrying moment for Green Belt protections in Barnet.

“Residents engaged in good faith, supported their council, and upheld planning policy – but this decision shows how fragile these protections can be when decision-makers prioritise unevidenced claims over adopted policy.”   

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Bees stay in Hive for now: Council rejects Barnet FC plans for new Underhill stadium

A 100+ crowd packed planning committee rooms at Barnet Town Hall last night for the big match – Barnet Football Club v defenders of Barnet Playing Fields, the proposed site of a new 7,000-seat stadium. After more than two hours of impassioned debate, the result was announced: 6-0 against the Bees.

Barnet FC left its traditional home turf at Underhill for The Hive in Harrow in 2013, selling its site for the Ark Pioneer academy. Ever since, fans have pined for its return to the Borough, and the Club’s recent promotion to English Football League 2 has exacerbated pressures on The Hive. Design began on a new stadium, culminating last December in the outline planning application that was now to be determined by Barnet’s Strategic Planning Committee (visualisation by And Architects below).

There have been vigorous campaigns both for and against the proposal. Barnet FC’s Bring Barnet Back (BBB) claimed 9,500+ supporters. Save Barnet Playing Fields (SBPF – see photograph above) asserted that 90% of local residents opposed the development, and CPRE London said that almost 19,000 had signed a petition against it. The Council received 1,274 online comments plus 72 letters supporting the proposal (35%), as against 1,162 online and about 1,308 paper objections to it (64%). The numbers can be disputed, but division was clearly deep.

The Planning Officer’s report, which recommended refusal, ran to 120 pages – unusually thorough for a project of this size. For comparison, the report last year on the Whalebones application was a mere 103 pages. It reflected local sensitivity, especially around development in the Green Belt. As Committee Chairman Councillor Nigel Young noted, approval could set a precedent for building on other Barnet green spaces.

The significance of the matter was demonstrated by no fewer than five local politicians addressing the meeting in person (in addition to the nine Councillors on the Committee itself). Cllrs Zahra Beg (Underhill), Paul Edwards (High Barnet), David Longstaff (Barnet Vale) and London Assembly Member Anne Clarke all wished to see Barnet FC return to the Borough, but opposed a stadium on Barnet Playing Fields. Only Cllr Tim Roberts supported it.

They were followed by Robert Verrall representing opponents of the scheme, and by Ian Botterill and Sean McGrath representing BBB and the Club’s design team respectively.

All spoke with passion, occasionally interrupted by bursts of audience applause and heckling despite the Chairman’s repeated requests for quiet.

Committee members then discussed the proposal between themselves. Most reiterated support for Barnet FC’s return, just not to this particular location. Several called for consideration of alternative sites, but as the Chairman pointed out, the Committee could only decide on the application in front of them.

In the end, the outcome was decisive. Three members abstained but the others were unanimous in denying planning permission.Their key reasons for refusal were that

‘the proposed development would result in substantial and irreversible harm to the openness and function of the Green Belt, and…the applicant has failed to demonstrate the very special circumstances necessary to justify such harm. The proposal would also result in the loss of valued public open space…’

Other reasons for refusal were insufficient information to safeguard protected species; insufficient information on archaeology; inadequate assessment of on-street parking impacts; unacceptable site access and junction design; and lack of a Section 106 Agreement (detailing the applicant’s financial contribution towards community infrastructure costs).

Barnet Society position

Consultation with our members last February indicated that they were roughly evenly split over the scheme.

Our Committee agreed that we wholeheartedly support the principle of Barnet FC returning closer to its historic roots. And a building and landscape design of exceptional quality could enhance Barnet Playing Fields, which make only a limited contribution to local biodiversity and are little used for sport. But we had severe reservations about key aspects of the Club’s case with regard to the Green Belt and the environment; transport and parking; community uses and benefits; and economic value.

We therefore took a neutral stance but submitted detailed comments that you can read on our website.

What will happen next?

Barnet FC has the right to appeal to the Planning Inspectorate against the Council’s refusal, but its chances of overturning the decision are not great – and will involve yet more expense.

A better way forward would be to build on the constructive discussions that its team held with the Barnet Society and Barnet Residents Association, and to engage more closely with the Council and other stakeholders about alternative sites.

Although disappointed, Bees fans remain defiant. As BBB organiser Keith Doe (seen below with Ian Botterill) said after the meeting, ‘One way or another, we’ll bring Barnet back!’

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Setback for Barnet Football Club as planning officials recommend refusal of plan for a new football stadium at Underhill

Barnet Council’s planning department has come down firmly against Barnet Football Club’s application to build a new 7,000-seat stadium on Barnet Playing Fields at Underhill.

A decision on whether or not the council should give its support is in the hands of its strategic planning committee whose members meet at Hendon Town Hall at 7pm on Monday 14 July.

So far there has been little advance indication of how the committee might respond but the planning department could not be clearer in recommending refusal.

It says the plan to build a new stadium on a “valued local park” would result in “substantial and irreversible harm to the openness and function of the green belt”.

BringBackBarnet, the group which has been campaigning in support of the club returning to Underhill from its existing stadium at The Hive, Harrow, says it is disappointed by the recommendation against the application.

Whatever the outcome of Monday’s meeting, the campaign says it will not give up.

If the plan is rejected, the supporters’ group is convinced that Barnet FC will appeal against the decision and ask for a planning inquiry.

They believe government policy is moving in favour of releasing some green belt land for development and that Barnet Council should take advantage of the offer by the Barnet FC chairman Tony Kleanthous to invest £14 million in constructing a new stadium.

Disappointment for Barnet Football Club as council planners recommend refusal of bid for new stadium at Underhill on Barnet Playing Fields

Since Barnet’s success in gaining promotion next season to League Two of the English Football League, BringBackBarnet have made much of the boost which they believe the club’s return could deliver for Barnet town centre and the local economy.

However, that argument is dismissed by the planners who say any possible “socio-economic” benefits from Barnet’s return to its historic home at Underhill – which it left in 2013 – would not outweigh the significant harm that would result from the “permanent loss of a significant portion of this protected open space”.

The club had failed to demonstrate “very special circumstances” and had failed to address the impact of displaced spectator car parking on the surrounding highway network.

Barnet FC’s full application is for a stadium, with ancillary uses including food and beverage outlets, office and community space, a club shop, a diagnostic centre, an on-site car park for 165 vehicles and parking space for five coaches.

The proposed site is within the Metropolitan Green Belt and the loss of playing field land would be in conflict with national, regional and local planning policy.

An application of such strategic importance to London — and its location within the green belt – would necessitate it being referred to the Mayor of London.  

Currently under the Barnet Local Plan, Barnet Playing Fields and the adjoining King George V Playing Fields immediately to the south of Dollis Brook, are designated as a sports hub site.

There was an earlier proposal by Barnet Council for the construction of new central facilities for the playing fields – including changing rooms and a cafe – but no detailed plan has been submitted and one of the arguments of BringBackBarnet is that a new football stadium could provide amenities for the community which Barnet Council simply cannot afford.

One issue not addressed in the club’s application is the question of whether ownership of a new stadium site would be transferred to club chairman Tony Kleanthous.

The playing fields are currently the subject of a restrictive covenant between the National Playing Fields Association and the Mayor and Councillors of Barnet which requires them to be preserved as a charitable trust in perpetuity as a memorial to King George V and the King George’s Field Foundation.

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With a decision likely within weeks, BringBarnetBack step up their campaign for Barnet Football Club to return to Underhill

In advance of a key meeting which campaigners understand will be held in mid-July, BringBarnetBack have launched a last-minute appeal to Barnet Council to give the go-ahead for a new football stadium at Underhill.

From their own extensive soundings, they believe that there is a 50/50 chance of the council’s strategic planning committee granting planning approval for a 7,000-seat stadium at Barnet Playing Fields.

If the application is rejected, they are confident that the club will launch an appeal and they think it could become a test case in the push by the government to free up some Green Belt land for redevelopment.

However, BringBarnetBack warn that if the playing fields are redesignated as Grey Belt and freed for development, there is a danger the open space might be lost to make way for new housing.

At issue is the argument between many local residents who want to preserve the playing fields as a vital open space and Barnet FC supporters who are fully behind the offer of the club chairman Tony Kleanthous to move the club from The Hive at Harrow to a new £14 million stadium at Underhill.

BringBarnetBack have issued a 14-page dossier examining the arguments for and against the application which ends with a plea to the council to vote for a project that would be a sustainable development; enhance the surrounding Green Belt land; and bring back a football club that has “never stopped believing in coming home”.

(Bring Barnet Back – The Case http://eepurl.com/jhcTaU )

The proposed stadium would take up 22 per cent of the southern section of the playing fields – see above – which BringBarnetBack argue is in effect a “de-facto abandoned field with a monoculture of weeds and grass”.

Campaigners have visited the site at “hundreds of different times and in all weather conditions and claim there were “no people” on the proposed site, beyond the odd dog and its owner.

They believe the case for it becoming the new home of Barnet FC is strengthened by the fact that under a previous plan Barnet Council had proposed redeveloping the playing fields with a new 10,000 square foot destination sports hub that would have included two multi-purpose activity spaces, a cafe, six changing rooms and 55 new car parking spaces.

Because of severe funding restraints the council has not proceeded with its own plan and the reality is that all these facilities – and more – could be included in the new Barnet FC stadium “at no cost to the council”.

 Included in the new stadium would be medical facilities, which could be used by NHS patients; new public toilets which could encourage more use of the existing children’s playground and basketball courts; and community space for local food hubs and other charitable organisations.

One issue not addressed in the BringBarnetBack dossier is the wider use of the playing fields for large public events.

Last minute appeal by BringBarnetBack campaign to persuade Barnet Council to give go ahead for a new football stadium at Barnet Playing Fields

In May the playing fields hosted a five-day visit by Zippos Circus and other events are planned for later in the summer.

Organisers who have previously presented music and community festivals at other nearby sites such as Trent Park and Oak Hill Park, are switching to the playing fields at Underhill because of what they say is excellent access to public transport.

Other events being advertised at the playing fields are the Eagle Festival of Music over the weekend of June 21-22; the Ghana Party in the Park festival and the Mauritius open air festival which will be staged separately on the Saturday and Sunday of July 12 and July 13.

BringBarnetBack underline the urgency of the application: currently Barnet FC is loss-making and kept afloat at Harrow by Mr Kleanthous who is “willing to subsidise the club at a personal loss”.

Since moving to The Hive from Underhill in 2013 the club has lost between 25 per cent and 30 per cent of its core support and despite its promotion to the League Two of the English Football League, Barnet’s future is “unsustainable away from its home”.

Securing a return to Underhill – its home of 107 years — represents in planning terms “very special circumstances” to justify building a stadium on Green Belt land.

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Mays Lane residents are increasingly concerned about the continuing failure to restore the derelict Quinta Youth Club building

After being boarded up for the last 20 years a fresh attempt is about to be made to see whether it might be possible to get the abandoned Quinta Youth Club in Mays Lane, Barnet, refurbished or rebuilt and returned to community use.

After their success in obtaining and maintaining protected status for Quinta Village Green — which adjoins the derelict clubhouse — residents are increasingly concerned about continuing vandalism and anti-social behaviour.

Barnet Council and representatives of other local groups are to be sounded out by the Quinta Village Green Residents Association to see what could be done to restore a sadly neglected building.

Planning approval was given in 2021for use of the clubhouse to be changed from community use to become a store for the library service for schools in the Borough of Barnet.

Although said to be “derelict and in a poor condition” and vacant since 2006, the council proposed to refurbish the existing single-storey building, install new doors and windows, and use it for the storage, archiving and dispatching of library books as part of the borough’s Schools Library Resource Service.

But nothing further has happened to the building in the intervening four years, prompting residents’ concerns about continuing vandalism, resulting in their appeal for more thought to be given as to its future use. 

After the being re-established and named after Quinta Village Green, the residents’ association has been engaged in several campaigns against threats to the Green Belt and is seeking better consultation on road safety schemes in Mays Lane.

Residents to launch fresh attempt to see whether derelict former Quinta Youth Club in Mays Lanes can be restored for community use.

Gina Theodorou, the first chair of the newly formed association, promoted their work with a stall at the Arkley Village Fayre.

“Given all that we have been doing to strengthen the Quinta village community, we do think it is perhaps time to see whether something can be done about the abandoned youth club.

“As it has been boarded up for the last 20 years, we are now reaching out to Barnet Council, who own the building, and to other local partners to explore opportunities for restoring it and bringing it back into community use.”

Currently the association is crowdfunding for the cost of legal representation at a public inquiry into an application for a travellers’ caravan site on Green Belt land in Mays Lane.

So far, a crowdfunded appeal has raised half the cost, but the association still needs to raise almost £7,000.

After getting the village green registered as a public open space, the association liaises with the council to ensure maintenance of the green and to ensure that fly tipping is removed.    

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Amid East Barnet’s Edwardian houses is an amazing new self-build home – an ideal solution for downsizing to a smaller property

Being able to downsize to a smaller property – and a chance to stay in the same locality – is an aspiration shared by many of the established residents who have homes in and around High Barnet.

Kathryn Finlayson, a long-time resident of East Barnet, has pulled off this feat in style.

She has moved to a new, smaller, eco-friendly house which is next door to what had been a family home for 60 years, midway between Church Hill Road and Oakleigh Park Station.

She readily acknowledges her good fortune.

Kathryn did have a house to sell and space alongside large enough for a new architect-designed property complete with a bedroom, living area and the facilities she needs all on the ground floor, with two bedrooms above.

Her achievement, at the age of 83, has won national acclaim.

Her ambitious, high spec self-build won glowing praise from television presenter Kevin McCloud when he visited the house for his programme Grand Designs, which was followed by an expansive feature spread in House Beautiful.

Kathryn decided to see if she could downsize – and still live nearby – after the death of her husband Jon, who was a prominent East Barnet architect.

He designed St John’s United Reform Church at the corner of Somerset and Mowbray Roads, New Barnet, which was opened in 1968 and won a Civic Trust award.

“After Jon died in 2022, I decided with the family to see if we could build a new house on our plot next door.

“Our family house was too big for me, expensive to run, and needed a lot of improvement like a new boiler and electrics.

“Jon had built a music room on the plot, and I knew it was big enough for a house as developers searching Google earth were always wanting to buy it.”

Kathryn’s son introduced her to architect James Mak who came up with the idea of a living area and bedroom on one level with two bedrooms above for family members.

“His drawings and design for the house were lovely. It seemed like the dream solution as I would end up living in the same street in a new super-efficient, low-cost home.”

Built London Ltd started construction in September 2023 and Kathryn moved in in November last year.

“Here I am living in an ideal position close to so many friends, near the station, and just a short walk to East Barnet village and lots of bus routes, which will be so important if I have to give up my car.”

The construction costs of over £800,000 were met from the sale of the family home next door, a four-bedroom Edwardian house built in 1908.

Kathryn was rather pensive for a moment when asked whether the whole exercise had all been a little daunting for an 80-year-old.

“Yes, I would do it again. The new house is so well insulated, with triple-glazed windows, and the energy use is so much more efficient, and I am delighted with the result.

“Perhaps if I was starting out again, I would think carefully as to whether it should all have been to such high spec.

“But then I did want it all to be as eco-friendly as possible and to save what material we could from Jon’s music room.

“He put down a wonderful elm floor and that wood has been used again in fitting out the kitchen and in building a new bookcase so that gives me real pleasure.”

Down sizing to a smaller eco-friendly property has been achieved in style by long-standing East Barnet resident still in same street after 60 years.

“I suppose my experience is an example as to how it is possible to downsize if you are fortunate enough to already own a property which can be sold to finance a new build.”

“I never thought we would attract the attention of Grand Designs but appearing on television has really raised my profile.

“I am very amused by the number of people who now say, ‘I’ve seen you on tv’ and who like to stand and admire the house.”

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Barnet’s promotion to League Two of the Football League is being hailed as a boost to campaign to build new stadium at Underhill

After Barnet secured their return to the Football League with a decisive 4-0 win against Aldershot, supporters of the BringBarnetBack campaign hope it might strengthen the club’s chances of obtaining planning permission for a new stadium at Underhill.

There was a sell-out crowd for the last home match of the season (Saturday 26 April) at the club’s current stadium, The Hive, Harrow.

Their comfortable defeat of Aldershot ensured the Bees’s promotion to League Two of the English Football League.

Post-match celebrations for the team and spectators made the front page of The Non-League Paper (27.4.2025)

A largely unbeaten run had kept Barnet safely at the top of the Vanarama National League for months on end – a lead which extended for a time to nine points.

Barnet’s success – and a place back in League Two after relegation in 2018 – has boosted the efforts of supporters who have put up banners and posters around the town backing the club’s bid to build a new stadium at Underhill.

After seven years out of League football, securing promotion with a game in hand, has added further impetus to calls for Barnet residents and community groups to back the club chairman Tony Kleanthous who has promised to invest £14 million in a new stadium. 

Arrangements are already in hand by BringBarnetBack for a celebration in High Barnet to congratulate the club and manager Dean Brennan for turning around the club’s fortunes.

Barnet have only lost once this year and nine consecutive wins from February to March had already given the club a commanding lead.

Tickets sold out fast for the crucial match against Aldershot with 4,500 home supporters expected at the stadium together with away fans – for full match report see club’s website above https://barnetfc.com/

Two first half penalties by Mark Shelton and then two goals within four minutes in the second half by Callum Lee Stead sealed the match and promotion with a game to spare.

Victory over Aldershot put Barnet on 99 points (followed in second place by York on 93).

Barnet now have the chance in their final match of the season against AFC Fylde on 5.5.2025 to break the 100-point barrier.

After failing to gain promotion in the two previous seasons after being beaten in the play offs, Dean Brennan’s success in steering the team to automatic promotion does raise the club’s profile at a critical point in their future.

Since moving to The Hive in 2013, Barnet have failed to match previous attendances at Underhill.

The average gate in recent months has been around 1,800 and club officials believe a move back to Underhill could increase that to around 3,500 given the strength of local support.

Campaigners for Barnet FC to return to Underhill encouraged by club's promotion to League Two of the Football League

Discussions are continuing with Barnet Council’s planning department over the plan to return the club to “where it belongs” – a constant refrain of BringBarnetBack.

In February, Barnet FC completed another stage in its attempt to gain approval when its application to construct a 7,000-seat stadium on playing fields at off Barnet Lane was validated by Barnet council, a step which enabled the club’s consultants and architects to start discussions with planning officers.

There is no indication yet of how the talks are going and so far, no date has been set for when the application might be considered by the strategic planning committee.      

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Changing face of Barnet town centre with refurbishment of historic premises and creation of flats above High Street shops

Planning applications have been approved for changes to several of the iconic buildings at the historic heart of High Barnet’s conservation area.

Work is to start in late April on a “makeover” at the town’s oldest coaching inn, The Mitre.

Further up the High Street, closer to the town centre, approval has been given to build a flat above the traditional sweet shop, Hopscotch.

Work has already started converting the first and second floors of the former Barnet Press office – now a Costa Coffee shop – into five self-contained flats.

Refurbishment of the Costa Coffee premises has also resulted – at long last — in the clock at the front of the building telling the right time.

Another very noticeable change is at the Mama Fifi restaurant — at the entrance to The Spires shopping centre – which is now resplendent with a full-length spring display of Sicilian lemon blossom.

Hopscotch, a single-storey shop constructed in the 1930s, is like a missing tooth along the High Street but, under a design approved by the council, the gap – as seen above – would be filled by the addition of a one-bedroom home over the sweet shop.

Simon Kaufman Architects say the scheme has been carefully designed to preserve the character of the Wood Street Conservation Area and will provide a high-quality living space above the existing retail unit.

The project embraces a lightweight construction approach with only minimal internal strengthening to provide “a cost-effective and sustainable alternative to rebuilding from scratch” which is in full compliance with heritage and conservation policies.

Michael and Alice Kentish, proprietors of Hopscotch, say they are thrilled that planning approval had been given as they believe providing homes above High Street shops is one way of revitalising town centres.

“There are so many under-developed properties along Barnet High Street and there is so much residential accommodation which could be provided within existing buildings.

“What we need is for the government and Barnet Council to adopt a regime which encourages the use of empty space above shops. It would provide much needed homes and help increase business along the High Street.”

Hopscotch and its rear garden are a designated area of archaeological significance as the previous medieval buildings on the site formed part of the narrow street of shops and inns beside Barnet Parish Church which was known as The Squeeze.

Until its demolition in 1933 – and the construction of the present single-storey shop – 88 High Street was a Dutch-style timber building with a gabled façade and distinctive Oriel windows.

Work has already started on the refurbishment of the upper floors of the Costa Coffee shop which will provide five self-contained flats.

P2M Coffee, which has the High Barnet franchise, says the frontage of the building will be repainted. It promised that the clock, which dates back to the days when it was the home of the Barnet Press, would be repaired as soon as scaffolding was in place to allow access for a clock repairer.

True to their word, the clock was telling the right time within days — although when this picture was taken, the clock face, just visible behind the scaffolding, was still stuck at 12.34 as it had been for several years!

What is described by brewers Greene King as a “makeover” to give The Mitre a “fresh look” will result in the pub being closed from Monday 28 April to Friday 23 May.

Several suggestions made by the Barnet Society regarding the refurbishment were accepted by Greene King and the company’s willingness to engage with local groups was welcomed by Robin Bishop who leads for the society on planning and the environment.

Etched glass bay windows which were going to be removed will now be retained. Although only 20th century, the etched glass is attractive in its own right and illustrates the “fascinating evolution of High Barnet’s oldest inn”.

An investigation to date the timbers in the ceiling and roof has now been conducted by Historic England. If the tests indicate the timbers date from around 1360 — similar to those discovered in the neighbouring building, Elisana Florist — it could be that together with the Mitre, they represent the oldest group of timber-framed buildings in London, predating Westminster Hall.

Enfield and Barnet Campaign for Real Ale has announced that The Mitre has been voted pub of the year for 2025 – and will present the award in May.

Mama Fifi restaurant – which won the 2024 prize for the best High Barnet Christmas window competition – is again attracting plaudits for its latest display.

Mural artist Alessandra Tortone has decorated the side windows in the entrance to The Spires shopping centre with a spring design of Sicilian lemon blossom.

Alessendra is seen with her team after the competition of the mural – from left to right, Alessandra, Roberta Piras, Kateryna Vilkul, and Radhika Ganapathe Ulluru.

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 Emerging from behind hoardings on the Great North Road will be new premises for what is said to be Barnet’s oldest cafe

Barnet’s popular roadside cafe, The Hole in the Wall, will have a prominent position on the Great North Road (A1000) if Barnet Council approves plans for redevelopment of the Meadow Works industrial estate at Pricklers Hill.

Instead of being hidden behind a line of hoardings, the cafe would be at the road frontage a new self-storage depot which will replace a group of workshops and other industrial and commercial premises.

An application by Compound Real Estate to regenerate the Meadow Works site with what it says will be a state-of-the-art self-storage facility, co-working spaces, and new premises for the Hole in the Wall Cafe, is now open for comment on the council’s planning website.

Support for the project has been indicated by the Barnet Society.

Robin Bishop, lead on planning and the environment, described the contemporary style of the new structure as “refreshingly restrained” for a self-storage facility, which was “nicely landscaped” along the A1000.

Although the original Meadow Works, midway between High Barnet and Whetstone – which started life as the Meadow Hand Laundry – was of historical interest, the society welcomed the improvement the project would deliver to the Pricklers Hill neighbourhood.

In seeking planning approval, Compound Real Estate say the replacement of a cluster of ageing and dilapidated light industrial buildings with a new self-storage facility and flexible co-working spaces will support local small businesses and entrepreneurs.

It calculates that the scheme will support the creation of up to 140 local jobs and deliver an annual financial uplift of £2.4 million to the local economy.

Compound say their scheme reflects the interests of surrounding residents and businesses by “replacing low-quality, temporary structures with a high-quality permanent development that addresses ground contamination, improves safety and enhances the environment.”

One immediate improvement for nearby residents will be the closure of the Dale Close access to Meadow Works, removing commercial service vehicles, to create a residential cul-de-sac.

Residents and interested parties can comment on the application until late April via the council’s planning portal (planning reference 25/1262/FUL) or by emailing planning.consultation@barnet.gov.uk

Planning application for new self-storage facility on Great North Road now open for comments on Barnet Council website

Kevin Callaghan, owner of the Hole in the Wall – established in 1935 as a popular stop off for traffic heading out of London — says he is delighted that the cafe will have a new permanent home.

“This is a real vote of confidence in small, local businesses. The site needs to be regenerated, and it is great that Meadow Works will be given a new lease of life.”

The switch to a self-storage depot was welcomed by the former owners of Meadow Works, James and Duncan Morris.

“We are pleased that the site will continue its industrial heritage and continue to support small and medium enterprises within Barnet.”

Jo Winter, development manager at Compound which specialises in developing and operating self-storage facilities integrated with co-working light industrial, said the company was committed to working with the local community and Barnet Council.

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Local growth must be underpinned by co-ordinated transport planning

Transport is back in the news, with the government’s promises of a ‘bus revolution’ and renationalisation of rail services. As London expands into the Green Belt, it’s timely to review the state of transport in Barnet and neighbouring areas.

Background

Being an ancient market town at the top of a hill, Chipping (High) Barnet has long been dependent for its economy on traders, travellers, businesses and visitors, and this means roads and transport connections. The Great North Road and the Holyhead (St Albans) Road, supported by orbital connections to Watford and Enfield and many local minor public trackways, provided the means.

Transport used on Barnet’s roads remained mostly horse-drawn, with some exceptions, until gradually giving way to motorised vehicles after the 1st World War. Importantly, these exceptions included the electric street tramway which opened between Archway and Whetstone in 1905 and was extended to Barnet Church in 1907. That stimulated more house building on the level in High Barnet than had the steam railway to High Barnet in 1872. The other exception to note was the 84 motor bus route between Golders Green and St Albans via Barnet and South Mimms in 1912, which was the first successful regular motor bus service to run through Barnet High Street.

In the 1920s new bus links were established between Watford and Enfield via Barnet, and towards Central London via Muswell Hill and Camden Town, and to Potters Bar and Hatfield. With the introduction of pneumatic tyres, long distance coaches to the Midlands and North began to appear with pick-up/set-down facilities at Finchley and High Barnet and a regular service to Bedford with stops in Outer London including Barnet was established by Birch Bros. ‘Commuter’ limited stop services were also started between the home counties and Greater London via Barnet in1929/30, and these were absorbed into the Green Line network in the early 1930s.

Personal car use by local residents remained very low during this period, but photographs of Barnet High Street in the late 1930s showed some parking of private cars, and the provision of pedestrian crossing places signed with Belisha beacons showed there was a safety need to protect pedestrians from traffic flow in Barnet. Striped zebra crossings replaced Belishas about 1950, but it was not until the early 1960s that it was felt necessary to control where parking in Barnet should and should not take place on the roads and make off-street provision for cars in the town centre a necessity.

The opening of the M1 motorway, in stages at the southern end, the upgrading of the South Mimms – London Colney section of St Albans Road and the A414 access to the motorway hugely increased car usage between Greater London suburbs including Barnet and the home counties in the 1960s for both work and leisure travel. At the same time the upgrades to the strategic roads caused the diversion of the long-distance coach services which no longer served the High Barnet area. Green Line services lasted a bit longer, but a combination of suburban rail electrification and greatly increased traffic congestion reduced user levels to a point where the road services could not be economically viable.

Personal transport

Anyone who studies a scale map of the Greater London area will see that distances between the residential areas and town centre attractions are far greater in the outer reaches of the built-up area than in Inner London. A walk from house to convenient shops, banks, entertainment, schools and rail and bus connections which may be easy for those who live in, say, Kentish Town, become much more difficult and extreme north of the Finchleys and Muswell Hill. It is understandable that personal car usage is more widespread in these outer areas, and made the more acute where steep hills are part of the journey.

In the build-up to the climate change 2050 deadline it becomes vital that all public authorities recognise the need to work in co-operation to provide or secure a co-ordinated solution to this multi-disciplinary project. That would involve Highways England, TfL, the London Borough of Barnet, Hertfordshire County and Hertsmere District Council with public highway responsibilities and, where appropriate, planning, housing and environmental duties.

Co-ordination is required in the provision and user costs of on and off-street parking places, electric charging points where residents don’t have personal driveways, traffic speed limits, traffic schemes designed to eliminate moving vehicle emissions, pavement parking, pedestrian movement safety in residential areas as well as town centres, recognition of the heavy weight of electric cars and vans on local roads not constructed for regular use by them, and reliable provision of adequate road-based public transport on the existing network and in the design of new-build residential developments, to accommodate conventional bus services.

In Barnet it is noticeable that in recent years there has been a big increase in the number of transit-size vans travelling and parked on local main and side roads, both small trader and unidentified ownership. That in addition to online delivery vans.

Electric battery cars and small vans are likely to be the most popular zero-emission personal and trader vehicles in the near future, but that is not to say that other motive methods may be tried. Critical to the speed of conversion will be the availability of public charging points at affordable rates.

Increase in the use of electric cars and vans will lead to a decrease in the existing fuel duty and VAT paid by motorists. The government will want to recoup that income from motorists and this could mean some form of Road User Charging, the details of which are undecided and far from clear at present. It is an issue that is bound to some up for political and public debate in the coming years, so watch Barnet Society space!

Driverless cars/vans may be up and coming with their safe passage assured, even on roads used by conventional vehicles. The danger in the longer term is that the person in the ‘driver’s seat’ begins to lose their ‘streetwise’ knowledge which normally develops with driving experience. This could result in silly low-speed manoeuvres, or in more serious incidents on a fast road with junctions, both involving vehicle damage and often collisions causing personal injury. Both would currently be considered completely avoidable.

While pedal cycling and motor biking can reduce car use, the hilly nature of much of the High Barnet area rather deters local use for work and shopping purposes. However, for takeaway food deliveries biking avoids the use of small vans. The sporty pedal cyclists will help the coffee shop trade, but their ability to purchase more widely in Barnet is understandably very limited on such occasions! The speed of the Sunday pedal power is important for pedestrians to realise when crossing the roads. Use of the footway, particularly narrow pavements, by battery-powered scooters or cycles can also be a hazard for walkers, including the less agile and those using their mobile.

All this is a big ask, but needs to be addressed. Whether we like it or not climate change is going to produce extremes of weather, which is bound to affect roads and transport infrastructure and movement of people on the public highway, be they in vehicles, on feet or in wheelchairs. This is very relevant in hilly areas like High and New Barnet with catchment residences in adjacent valleys. Individual authorities may well prioritise the interests of their own residents, but the moving public are rightly concerned with journey time, safety, convenience and costs of travel and parking, not with which highway authority they are using on their travels. Those in transit are all equal ‘customers’.

Public transport

It is important to examine the role of existing scheduled public transport in the context of climate change and separately in those areas that are proposed for new-build housing within the Society’s sphere of interest in north Barnet and Enfield and adjacent parts of Hertfordshire. Predominantly this will concern local bus services and the few contract hire coaches that operate at school times. While the tube and rail services are a vital part of public transport, realistically it is unlikely that there will be any extensions or new stations in the foreseeable future in the Society’s interest area. Crossrail 2 proposals for a New Southgate branch to its service from south-west London and the reopening for passenger traffic of the Dudden Hill branch from the Brent Cross station to Acton and Hounslow have been very quiet in recent times. Both have possible extensions that would bring relevance to Barnet residents. But to concentrate on road-based public transport and access for users.

The way local bus services are organised within and outside Greater London are very different, and enshrined in different primary legislation. Outside London, private sector bus companies can operate local bus services on a commercial basis which they have ‘registered’ with the relevant area traffic commissioner. The operator decides on the route, the frequency, the hours and days of operation, the stopping and terminating stand places, the vehicle size and capacity and the fares to be charged. The local authority will check the physical implications of the registration, and has powers to provide subsidy to fill ‘gaps’ in the service provision it feels are necessary and affordable (e.g. Sunday, evenings, school time extra journey) via a tender invitation to interested private sector operators.

Within Greater London the planning of the whole local bus network, including the frequency, vehicle sizes and detailed design, fares and ticketing, stopping and standing places, bus priority measures, etc. and, prior to 1984/5, the actual operation of services, was the duty of just one central organisation with monopoly powers and responsibilities, ever since 1933. The London Regional Transport Act 1984 took ‘London Transport’ into central government control in view of the impending abolition of the Greater London Council and required it (LRT) to involve private sector bus companies in the operation of London local bus services. This was 100% achieved by 1995 and made practical through an efficient tendering process.

When the Greater London Authority and TfL were established in 2000, the tendering system continued. TfL has powers to extend its services into the Home Counties to reach important traffic objectives within easy reach. This it does all around London, with Oyster validity throughout. Private sector companies can operate local bus services within Greater London which are not part of the TfL network, but they need to obtain a ‘London local service licence’ from the metropolitan traffic commissioner to do so. Such services are not part of the TfL Oyster fares and ticketing system.

Cross-boundary bus services

Nearby Hertfordshire places are served by regular daily TfL local bus services as follows: Watford from Wealdstone and Harrow; Watford from Stanmore and Edgware; Borehamwood from Edgware; Borehamwood from Arkley and High Barnet; Potters Bar from Cockfosters and Southgate; Potters Bar from Chase Farm and Enfield.

London buses absorbed the Potters Bar – Enfield link from the National Bus Company in 1982 when Hertfordshire withdrew funding from the St Albans – Potters Bar section of the 313 service. This led to the diversion of bus 84 from South Mimms via Potters Bar en route to High Barnet in June 1986. In October 1986 the London Bus operator registered the 84 as commercial between St Albans and New Barnet. By 2015 Metroline were providing a 15-minute service in Mon-Sat shopping hours (30 minutes on Sundays) with hourly services to late, but in a period before it withdrew the service south of Potters Bar, the daytime service was halved. The regular provision of a local bus service between Barnet and Potters Bar ceased in 2022 for the first time in 101 years, and it is sad and surprising that TfL declined to participate in ‘filling the gap’, especially when it maintains daily tendered links between Potters Bar and Southgate and to Enfield, amongst many other cross-boundary services all around Greater London. Hertsmere District Council has now provided funding for a limited Mon – Sat daytime service between Potters Bar and Barnet. This is very welcome, and we have to wait to see if patronage increases and can justify a frequency increase.

Another cross-boundary local bus is UNO’s commercial all-day service 614 which serves Barnet Spires and Arkley en route between Hatfield and Queensbury. It connects with Hatfield via St Albans Road and the A1(M) where it serves the University of Hertfordshire, the Galleria and the rail station for Hatfield House. In the other direction it runs via Stirling and Apex Corners, Edgware (including the Community Hospital) and Burnt Oak. It provides a half-hour service on Mon – Fri, hourly in evenings and all day Sats. TfL Oyster and Travelcards are not accepted, but Freedom Passes are. Single journey cash fares are capped at the present time at £2 through a central government grant which expires in 2025. We shall have to see what the new government will do.

To complete the cross-boundary picture, TfL does run a school-time only local bus (626) between Finchley, New and High Barnets and the Dame Alice Owen School in Potters Bar, but although it is available for all users, it only serves Potters Bar (proper) in the morning run, as afternoon journeys only emerge onto the Great North Road at Ganwick Corner.

Public transport in new-build developments

New-build residential developments need to be for about 5,000 people to justify a new bus service, although if there is an existing service nearby which can be diverted easily then smaller developments can be served. All residential units need to be within 400 metres (5-minute walk) of a bus stopping place, and roads serving buses (both ways) need to be a minimum of 6.75 metres wide assuming no on-street parking by cars/vans (DoE circular 82/73).

Routeing through the estate needs to be progressive if the bus does not terminate there – double runs should be avoided and given bus stopping places are 400 metres apart on average, residential cul de sacs should be no longer than 200 metres from the bus route. New developments in urban areas should not be reliant on Dial-a-Ride minibuses – minibus drivers do not get mini wages and there is the added cost of dealing with the travel requests.

General comments

There has been a lack of care by TfL staff in the last 10 years to deal with issues that arise with some bus services in the outer reaches of Greater London in the hilly areas in and around High Barnet and its residential catchment communities. Water, gas leaks and road works in various parts of the Chipping Barnet constituency have resulted in dramatic diversions and withdrawal of some services, often distant from vulnerable residential areas at the bottom of steep hills which have been isolated for weeks on end.

More disturbing are the sudden and frequent withdrawals of 184 buses for several afternoon/evening hours when users, including the less agile, are returning from Barnet with shopping to their homes in the Manor Road/Mays Lane valley. Reliability of some bus services has suffered, not helped by an absence of bus stop timetables for up to four years in Barnet High Street and The Spires. Low floor and electric buses should be welcome, but bus stops are London Buses’ shop window where those who do not have a computer or smart phone depend on information about the bus service they require.

There is a clear need for a Ms or Mr Bus with knowledge of the local area and its hills and valleys to recognise and resolve the issues that can arise so that users – including those who are less agile or have buggies in tow – can be confident that the planned service can actually be run reasonably reliably. When the only bus service on a section of route is withdrawn for a long time, usage does not come back easily when it returns, and that can result in a drop in planned frequency.

On a different but connected tack, the Mayor of London proposes the Superloop 2 for limited stop services between Harrow, Barnet and Enfield. We will wait for details of this exciting and potentially useful project to be consulted on, but some issues need to be pointed out and addressed.

Existing Superloop 1 services around London rightly received a lot of local publicity. Less attention was paid to the associated reductions in existing parallel stopping service frequencies. With the Superloop 2 proposal between Barnet and Enfield the 307 service is vulnerable to altered frequencies which, given the hilly nature of the routeing, needs detailed attention. The Superloop service will only use the main and busy stops en route. Sections like Cat Hill and Slades Hill may not have a Superloop stop. Nearby schools and hospitals may have to depend on a reduced service for their pupils, staff and outpatient appointments. This is just to draw attention to the issue, not to criticise the project. The Bus Planning Team at TfL headquarters plan expertly, but there are lots of intricate details affecting this project which understandably they may not be aware of. It underlines the need for locally-based TfL staff in Outer London who are familiar with the needs and concerns of the local communities.

Peter Bradburn BA, CMILT

I have lived in the Chipping Barnet constituency virtually all my life and enjoyed a 45-year career in transport planning, mainly in the London region but also in northern and west country cities. Experience was plentiful in this multi-disciplinary business and was enhanced by those I met, at all levels.

I joined the Barnet Society committee some 35 years ago, and have advised it on local transport issues from time to time ever since. I believe that the influence of transport on the key housing, Green Belt and town centre aims of the Society at the present time is more important than ever to co-ordinate with other authorities in this outer edge of Greater London.

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Whalebones development – Last chance to comment!

The deadline for comments on the planning application to build 114 homes on the field shown above is Tuesday 12 December. Barnet planners have already built them into the draft Local Plan, and we must work on the basis that they are likely to recommend approval of the plans. If you haven’t submitted your comments yet, there’s still time – you can do so here (or go to Barnet Council’s website and search for planning application 23/4117/FUL).

Residents successfully fought off the previous scheme in 2019, and since then public and political attitudes have significantly changed. Covid-19 greatly enhanced our appreciation of the value of open space and the natural environment. And in 2022, Barnet Council declared a climate and biodiversity emergency. We can fight this off too.

For a full description of the latest plans, see my web post in October.

Before finalising its opinion of the plans, the Barnet Society consulted its membership, some 750 in number. 17.5% responded – a good rate for organisations like ours, and better than in some local elections. Of those, 88% agree that we should object; only 7% support the development – an overwhelming majority.

On the Council’s planning portal, the weight of opposition is even more decisive. As I write, 306 have objected and only 19 have expressed support. But that may not be enough to see off the application. Over 500 people objected to the previous application in 2019. So your vote still matters!

Below is the Society’s submission:

The Barnet Society objects to this planning application on three main grounds: (1) overdevelopment, (2) harm to the Conservation Area, and (3) breaches of policy on open space, the environment and farming.

Overdevelopment

The 114 homes proposed far exceed what is necessary to fund reprovision for the artists, bee-keepers and farming by tenants, and for maintenance of the estate. We accept that some enabling development may be necessary to fund reprovision and maintenance of the estate, but that need only be a small fraction of the number of units proposed.

This is a large development on land which the Inspector described as a ‘valuable undeveloped area of greenspace’. The remaining open space would have the character of an urban park, not the rural character it has now – part parkland, part agricultural smallholding. There would be greater encroachment into the central area than was proposed in the 2019 application. Some buildings would be of 5 storeys, i.e. the same as the tallest of the hospital buildings. Setting back the building line from Wood Street would not be sufficient a visual break between Elmbank and the new buildings on the south side of Wood Street, and would blur the current separate identities of Chipping Barnet and Arkley.

Harm to the Conservation Area

The resulting loss of green space would seriously harm the Wood Street Conservation Area (WSCA) and set a very bad precedent for Barnet’s other conservation areas.

The Whalebones fields are integral to the history and character of the WSCA, and so must be preserved or enhanced. The WSCA extends this far west specifically to take in Whalebones, and defines its ‘open rural character’ and ‘views in and across the site’ as key. Building over the last remaining fields would brutally contradict several statements in Barnet’s WSCA Appraisal Statement and result in major harm. The Planning Inspector’s dismissal of Hill’s appeal against refusal of the previous application in 2021 recognised that the harm both to the Conservation Area and the setting of the listed house ‘is of considerable importance and great weight, sufficient, in my view, to strongly outweigh the public benefits which would flow from the development.’

Breaches of policies on open space, the environment and farming

A development of this type and scale would contradict other Council and national planning policies in relation to open space, the environment and farming. It would also be contrary to New London Plan policies G4.B.1 (no loss of protected open space), G6.D (secure net biodiversity gain) & G8, 8.8.1 (encourage urban agriculture), as well as the Mayor’s Environment & Food Strategies.

Disregarding all these would send Barnet residents a most unfortunate message about the Council’s understanding of the increasing value we increasingly attach to the natural environment – not to mention other issues such as healthy eating and food security. It would also be inconsistent with Barnet’s own declaration of a climate and biodiversity emergency.

Other matters

We support public access to at least part of the estate and enhancement of its natural qualities. But the previous owner Gwyneth Cowing allowed access by means of a permissive path, so providing a Woodland Walk is only replacing what has been withdrawn.

The application is unclear about the long-term ownership and management of the public space.

Notwithstanding the technical reports, we remain concerned about the poor ground conditions and the possible impact of the development on the drainage of neighbouring areas.

Conclusion

This site is precious: a unique historical survival and a living reservoir of biodiversity. Not only would the current proposals severely harm it, their approval would expose the eastern part of the site to further development. Their implementation would be a humiliating reminder of the Council’s failure to protect its past and plan constructively for its future. Please refuse the application.

I have requested to speak at the Planning Committee on behalf of the Barnet Society.

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Concerns grow about lack of Council notification of Whalebones planning application

Concern is growing that – nearly a month after a major planning application for 114 homes on the Whalebones fields was submitted – neighbours have yet to be formally notified by the Council. Barnet residents have until only until Tuesday 14 November to look at the plans and make their own comments, for or against.

Since this article was posted, the Council has identified an administrative error which resulted in non-delivery of the public consultation letters. It has now sent letters dated 31 October with a new 42-day consultation period (expiry date 12.12.2023). Further application documents are expected this month and the Council will also re-consult upon their receipt.

Of even greater concern is that the only visible public notice of the new application is both inaccurate and out of date. Unlike the previous Whalebones application and appeal there are no public notices attached to any of the various accesses and gates to the estate, small-holding, and fields.

As the photo above shows, the one and only sign is wrapped tightly around the circumference of a pole for a CPZ parking bay on Wood Street, a few yards along from the main Whalebones entrance. It cannot be read without turning full circle and stepping into a busy main road.

More to the point, it is out of date as it states that comments can be made until Thursday 2 November (and that the sign will be removed on November 3) when the final date for representations is in fact Tuesday 14 November. The absence of an up-to-date and correct public notification is a highly egregious omission.

The Whalebones estate is nearly 12 acres of ancient and biodiverse greenery visually separating Chipping Barnet from Arkley, looking south-west towards Arkley (as shown in the architects’ aerial visualisation at the top. The Arkley pub is at the top right, and Barnet Hospital is just off to the left). It is an integral part of the Wood Street Conservation Area, which encapsulates the story of historic Barnet, a town that grew up as a market for livestock that grazed on these meadows.

Barnet Council has a statutory duty to consult neighbours on planning applications. Its Statement of Community Involvement 2018 states in paragraph 5.1.2 that

‘The Council’s approach to publishing and consulting upon planning applications is:

  • to consult for 28 days;
  • to publish applications on the Council’s website; and
  • to publish a site notice and press advertisement when necessary and issue neighbour consultation letters.’

In 5.3.1 it adds, ‘For major developments with a wider effect, consultation will be carried out accordingly’.

To date, Barnet Society members who live adjacent to the site have not received any such letter. Our wider enquiries indicate that no-one else has either.

At the time of writing, 178 objections have been posted on the Council’s planning portal, and 3 comments supporting the planning application. When an application was made in 2019 for a scheme generally similar to the latest proposal but for 152 instead of 114 homes, 570 objections were received and 5 supported it.

It seems extraordinary, especially for a site that has been the subject of public interest and enjoyment for many years – and when the incoming Council committed itself last year to a greener Barnet – that special effort has not been made to engage with the local community.

Most residents can’t spare time to check weekly online on the off chance that a new planning application has been posted that might interest them. That’s why many of them join voluntary amenity groups such as the Barnet Society: we do that job for them. We’ll be submitting the Society’s comments by 14 November.

But there are many other residents who have an equal right to know about local applications that might affect them.

Paragraph 5.1.4 of the Statement of Community Involvement asserts that, ‘the Council values the contribution of all responses to planning applications to the decision making process.’ We ask it to act as a matter of urgency to inform neighbours – and everyone who commented on the 2019 application and therefore also have an interest. If necessary, the deadline for them to comment should be extended.

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Fairview & One Housing back for more (again) at Victoria Quarter

The Victoria Quarter illustrates – barely believably – the extraordinary lengths to which some developers go these days to cram housing onto their sites. After a decade campaigning for a development of the former gasworks site in the best interests of present neighbours and future residents, and seeing off several schemes that weren’t, locals might be excused for accepting a compromise solution. Instead, residents group Save New Barnet (SNB) are determined not to settle for a scheme that, as climate changes, could become a slum of the future.

The Victoria Quarter illustrates – barely believably – the extraordinary lengths to which some developers go these days to cram housing onto their sites. After a decade campaigning for a development of the former gasworks site in the best interests of present neighbours and future residents, and seeing off several schemes that weren’t, locals might be excused for accepting a compromise solution. Instead, residents group Save New Barnet (SNB) are determined not to settle for a scheme that, as climate changes, could become a slum of the future.

The battle over the 7.5 acres former gasworks site in New Barnet has been epic:

  • In 2017, after 4 years of negotiation, a scheme for 371 homes was given planning permission. Council and community agreed it to be a good blend of flats and family houses with gardens, most with views of Victoria Recreation Ground.
  • In 2020 One Housing with Fairview New Homes applied for permission for 652 unitin blocks up to 10 storeys high. Following a local outcry, it was refused.
  • Undeterred, they returned in 2021 with a reduced scheme for 539 units in 13 blocks ranging from 4 to 7 storeys high. 800 members of the public objected. Last year the Council rejected that proposal too by 9 votes to 1 (with 1 abstention).
  • The developer appealed against the decision, but lost after a public planning inquiry.
  • They sought a judicial review of the appeal decision, but were refused.
  • In a final throw of the dice, the developer appealed in the High Court against that refusal. Last January that appeal was refused too.

At that point, you might think Fairview & One Housing would revert to the 2017 (approved) scheme – but you’d be wrong. Last month they came back with yet another planning application, this time for 486 units, 35% of them affordable.

 

They claim to be generally following the 2017 plan with its ‘finger’ blocks, but replacing the terraced houses and gardens with taller blocks to provide 76 more social and affordable homes. Their ambition is ‘to see Victoria Quarter become the most sustainable development that Fairview has delivered to date’.

In the Barnet Society’s opinion the scheme is architecturally nothing special, but an improvement on the others offered since 2017. The design is generally less fussy and overbearing. The landscaping works better. Most flats would have a view of the Recreation Ground. But we regret the complete absence of traditional private gardens, and that only 8 of the homes would be for larger families.

At a public meeting on 11 October an over-riding theme emerged: the poor environmental design of many of the homes. For example, around:

  • 20% of the flats would be single-aspect, so cross-ventilation in hot weather would be impossible.
  • 25% wouldn’t meet adequate daylighting standards, affecting mental health.
  • 45% would require active cooling to meet the minimum guidelines on overheating, the running cost of which would not be included in their rent.
  • And most homes would depend on mechanical ventilation and heat recovery (MVHR). If MVHR is switched off, condensation, mould and poor air quality would result, causing damage to the building fabric and potentially serious health consequences for occupants.

SNB have now publicised five design improvements that must be made before they could accept the scheme:

  1. Overheating – add brise soleil (sun louvres), and examine design/orientation of flats.
  2. Railway noise – add noise barriers at track level.
  3. Daylight/sunlight – reduce the 4 finger blocks to 5-storey instead of 6.
  4. High proportion of small flats – replace some of the single-aspect studio flats in the finger blocks with larger dual-aspect flats.
  5. Out of character with the area – address the comments raised by Barnet’s Urban Designers.

You can read SNB’s full objection here.

The Barnet Society supports SNB and is objecting to the planning application – despite our ardent wish to see new housing on this site. We’re YIMBYs: we’d love well designed new housing in Chipping Barnet. But it must be genuinely sustainable. Fairview & One Housing’s latest effort wouldn’t be.

Half a century ago, the construction and management defects of numerous postwar housing estates became apparent. Just because we have a housing shortage, we must not build another generation of sub-standard homes.

We urge you to object personally. You can do so on the planning portal. The deadline is Friday 3 November.

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Concessions at Whalebones – but not nearly enough

A new planning application is in for the Whalebones site. The plans have been scaled back from 152 to 114 homes, but in most other respects are similar to the one we objected to in 2019. To be clear: the Barnet Society doesn’t object to some housing to fund reprovision for the artists, bee-keepers and the current tenant farmer, and for maintenance of the estate. But the Trustees want way more than that. Our Committee is minded to object again, and encourages you to submit your own objections before the deadline of 14 November.

Read on to find out our grounds for objection, and how to submit your own.

The saga so far…

The Whalebones site is a surprising and wonderful survival – almost 12 acres of greenery and biodiversity close to the heart of Chipping Barnet. Although not designated as Green Belt, it includes the last remaining fields near the town centre and is integral to the Wood Street Conservation Area (WSCA). Anywhere else in the UK, surely, building over 6 acres of green space in a Conservation Area would be inconceivable.

The WSCA encapsulates 800 years of Barnet history. At one end is St John the Baptist’s church and our original marketplace, chartered in 1199; at the other end, open fields. Their juxtaposition is richly symbolic. Barnet’s growth to national status derived chiefly from livestock: herds were driven across the country to their final pastures on the fringe of the town, then sold at Barnet market. Building over the last remaining fields would brutally contradict several statements in the CA Appraisal Statement and amount to lobotomy of Barnet’s collective memory.

Hill, the developer working with the Trustees of the Whalebones Estate, first submitted a proposal in 2019. It was for 152 homes, 40% of which were to be ‘affordable’. A new building was to be provided for Barnet Guild of Artists and Barnet Beekeepers Association. The tenant farmer, Peter Mason and his wife Jill, would have rent-free accommodation and agricultural space for life. There were to be two new public open spaces including a health and wellbeing garden. A route between Wood Street and Barnet Hospital via a new woodland walk was offered.

Before responding we asked for our members’ views. A decisive majority of respondents – nearly 90% – opposed the scheme, and only three supported it. We therefore objected to the application. The plans were refused permission in 2020, and Hill’s appeal against the Council decision was dismissed by the Planning Inspectorate in 2021.

The latest plans include 114 new homes, of which 40% would again be ‘affordable’. ranging from 2 to 5 storeys in height. The building line along Wood Street would be set back. The blocks next to Elmbank would be reduced, as would be the single-storey studio for the artists and beekeepers. Gone is the health and wellbeing garden. The rest is much as proposed in 2019, but the eastern part of the site would remain in the ownership of the Trustees.

Information can also be found on Hill’s website: https://whalebones-consultation.co.uk/

The Society’s response

Our Committee has drafted the Society’s objection. These are its key points:

  • 114 homes far exceed what is necessary to fund reprovision for the artists, bee-keepers and tenant farmer and maintenance of the estate.
  • The Whalebones fields are integral to the history and character of the Wood Street Conservation Area. Their loss would seriously harm the CA.
  • That would set a very bad precedent for Barnet’s other conservation areas.
  • A development of this scale contradicts Council, London Mayoral and national planning policies that promote the value of open space, the environment and farming.
  • It would be inconsistent with Barnet’s declaration of a climate and biodiversity emergency.
  • The remaining open space would have the character of an urban park, not the rural character it has now – part parkland, part agricultural smallholding.
  • A Woodland Walk would merely replace the permissive path Gwyneth Cowing, the previous owner, allowed across the site.
  • Some buildings would be 5 storeys high, the same as the tallest hospital buildings.
  • Setting back the building line from Wood Street would not provide a visual break between the new houses and Elmbank. The separate identities of Chipping Barnet and Arkley would disappear.
  • The application is unclear about the long-term ownership and management of the public spaces or smallholding (after departure of the tenant farmer and his wife). If 114 homes are approved, the eastern part of the site will be ripe for further development.

Conclusion

If approved, these plans will represent a huge lost opportunity for Chipping Barnet. We don’t accept the applicant’s assertion that some form of agricultural or other green land-based activities would not be appropriate and economically viable. The developer hasn’t explored activities of a kind likely to have interested Gwyneth Cowing. These include a city farm for young and old people, including those with special needs, as just one possibility. Other acceptable uses include education, training and/or therapy in horticulture, animal husbandry and environmental studies, perhaps in partnership with a local school or college.

When this project began in 2015, the Council was seeking a replacement site for one of its special schools. Last year it approved a new school for 90 pupils with Autistic Spectrum Disorder in a converted office block in Moxon Street, with no outdoor play space except on its roof. It is a dismal comment on the priorities of the Trustees and the Council that locating it on part of Whalebones – the greenery of which would have been of profound benefit to the wellbeing and education to the pupils – was never considered.

In our view, any of the alternatives mentioned above would enhance the CA. They would also be in keeping with the spirit of Ms Cowing’s will. On the planning portal, a ‘Master Pipistrelle’ has posted a poignant Ode to Gwyneth. It includes these verses:

Eighteen ninety-nine was the year of Gwyn’s birth
At Whalebones, in Barnet on this green Earth
Was the Cowing’s estate, her manor-house home
A place where both artists and bees could roam…

Plan after plan, they’re ignoring Gwyn’s will
But the People are here, trying to instil
the ambition of Gwyn, for her home to enthral
To remain in the community forever and for all.

Too right! We’re currently consulting our members on our response.

How to object

Submit your own objections directly via the planning portal.

Or you can writing, with the application reference no. (23/4117/FUL) clearly at the top, to the Planning Officer:

Josh McLean MRTPI

Planning Manager

Planning and Building Control

Barnet Council

2 Bristol Avenue, Colindale, NW9 4EW

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The Spires developers must up their design game – and drop their building heights

The Barnet Society’s Planning & Environment Committee has studied closely the latest design proposals exhibited at The Spires on 12 & 15 April. This is a once-in-a-generation chance to revitalise our town centre, but it risks being wasted.

Frankly, we’re disappointed. Back in December last year, we responded to the initial proposals for The Spires with numerous constructive suggestions and cautionary comments. Over three months later, few of them seem to have been regarded.

The Society’s fundamental position is that we could accept around 250 flats if the result would be a real improvement on the present Spires. That would include a wider range of retail and other uses, a more attractive place to shop and hang out, and better bus/car drop-off and pick-up arrangements (amongst other things).

Unfortunately, the current scheme doesn’t seem to offer such improvements. Benefits to the public realm are at best vague or limited, and in some cases the proposals would be detrimental. Basic information on the new homes, transport, sustainability and the visual impact on neighbours and conservation areas is lacking, but is essential if the developers are to get community support.

We’ve told them our reasons for disappointment – and if you care for the future of our town, please submit your own comments. There’s no deadline, but the sooner you do so the better. You can view the exhibition boards here. Then

The Society has four particular concerns:

Building height

The proposed 5 & 6-storey blocks along the south side of Spires Walk would overshadow the precinct to a completely unacceptable degree. We are also very concerned about the visual impact of the 4, 5 & 6 storeys proposed north of the Spires Walk, on the multi-storey car park and behind Chipping Close, and would have to see verified visualisations from key view-points before commenting further.

Transport

No attempt has been made to improve the present unsatisfactory – and sometimes hazardous – arrangements for buses, car drop-off or pick-up and pedestrian crossing. The scheme also depends on highly optimistic assumptions about car parking demand. Credible transport studies must be made available.

Housing

The almost complete absence of plans, sections and other information about this major component of the scheme is astonishing, and prevents us adding to the numerous comments we made on the subject in our submission last year. We should point out that compliance with the London Mayoral and Barnet Council housing design standards will be essential, not simply the Nationally Described Space Standards referenced on the exhibition boards.

Trading continuity

The lack of information about phasing of building works and temporary decanting of existing businesses, most of which are essential for the regeneration of the town centre, is worrying.

We also have comments on other points:

Permeability

New public pedestrian connections between the development and Bruce Road, and High Street (via the alley between Nos.131 & 133) are desirable.

Mix of uses

We like the idea of a ‘varied offer of retail, F&B, leisure and cultural’ and ‘active community & retail space fronting onto the High Street’ (or is that meant to mean St Albans Road?), but need more detail. ‘Changing places’ and able-bodied public conveniences should also be provided.

Market

We welcome the extra space proposed for the market if demand increases.

Spires Walk

The width between the proposed 5 & 6-storey slabs appears little wider than the smaller of the existing courtyards, and much less than the 21 metres recommended for residential visual and aural privacy. As well as its almost continuous overshadowing (mentioned above), we regret the removal of most of the existing protection from rain.

A further observation: this design would remove the variety and element of surprise that gives the present precinct much of its character. That would be replaced by a long, straight vista focusing the westward gaze on…the anticlimax of the car park entrance. A more inspired townscape gesture is called for.

Green space

The plans indicate plenty of greenery, which would be welcome, but according to the exhibition panels only 80 sq.m. is additional, which seems meagre for a site of this size. Does it include the ‘communal garden’ and its adjacent new greenery? Who would be able to access it, and how would it be kept secure?

Play space

Provision for children’s play is equally ambiguous. We are promised improvement to the green to create a ‘playable’ space. But which green is meant: the new ‘communal garden’ or the Stapylton Road pocket park (which is outside the development site)? And would it be a purpose-designed play area?

Sustainability

The environmental measures offered are heading in right direction, but are ad hoc and unambitious. A project of this size is an opportunity for a more holistic and integrated scheme. Robust assurances on air quality will also be needed, during and after construction.

Unless the development team up their design game – and drop their building heights – the impression that they are prioritising residential units and private profit over public benefit will be unavoidable.