Posted on Leave a comment

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!’

Posted on 1 Comment

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.

Posted on 8 Comments

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.

Posted on 1 Comment

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.    

Posted on 1 Comment

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.”

Posted on 6 Comments

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.      

Posted on

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.

Posted on 3 Comments

 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.

Posted on

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.

Posted on

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.

Posted on 1 Comment

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.

Posted on 1 Comment

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.

Posted on 3 Comments

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

Posted on

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.

Posted on 3 Comments

Typical – wait ages for a decent modern housing scheme, and two come along at once!

After years of dereliction, Barnet Homes have published proposals for sites in Moxon Street and Whitings Road for public consultation. The designs are better than previous schemes for the same sites approved several years ago, but never built. They’re also more imaginative and sensitive than almost any the Barnet Society has seen for a long time. We support them, and hope you will too.

Barnet Homes got the latest plans off to a good start by arranging early public consultations, well before the planning applications are due to be submitted in spring, and by appointing good and experienced design consultants.

Both design teams are led by Peter Barber Architects, who have an excellent record of inserting attractive housing on awkward urban sites. In Barnet they’ve designed the modest Brent Place off Mays Lane; Edgewood Mews, Barnet’s answer to the Byker wall, alongside the North Circular; and the dramatic Pegasus Court in Colindale. The landscape designers for both projects are Staton Cohen, a practice based in Barnet Vale.

Together, the two schemes will offer 50% market and 50% affordable housing, but the mix will on each will be different, as will be the size of units and the balance of flats and houses with gardens.

The Whitings Road site (above) is relatively straightforward, the main planning requirement being to avoid overlooking of adjoining neighbours and Whitings Hill Primary School. The plan does this by clustering 35 homes, mainly 3 & 4-bed houses up to three storeys high with gardens, around a communal green.

The Moxon Street site (above) is more complicated. Half of it is within the Wood Street Conservation Area and it adjoins a Grade II Listed Georgian house. On Moxon Street, the former Checkalows building will be retained and extended, and a new building in similar style will fill the gap next to the listed house. The ground floors will provide small commercial premises with three flats above. Behind Moxon Street, 18 more 1 & 2-bed units will form an L-shaped mews, no higher than two storeys, linking to Tapster Street.

As usual with Peter Barber, the buildings are cleverly designed to maximise accommodation but minimise intrusion into their neighbourhoods. The predominant material is traditional brick, but the facades have a variety of windows and rooflines to provide individuality.

We made encouraging comments on the initial proposals in December. In the light of public comments, modifications have been made and a second round of public consultation is currently being held on both schemes. Only slight amendments have been made at Whitings Road, but at Moxon Street the plans have been developed to meet some criticisms.

We have only minor concerns at this stage. At Moxon Street, using three types of brick will look too ‘busy’; and while the widely differing window sizes and shapes are fun, they might quickly seem dated. At both sites, the flat roofs and varied rooflines are visually interesting but tricky to keep weatherproof. The units are mostly quite small with some strange room layouts. Achieving adequate privacy, daylight and private amenity space will be challenging. The net-zero ambition is admirable, but provision of photovoltaics, air-source heat pumps and a renewable energy strategy is unclear. But these can be sorted out by designers of this calibre.

The deadline for public comments on Moxon Street is Wednesday 15 February, and for Whitings Road Wednesday 22 February. Details can be found here.

If you’re excited by housing schemes like these – or if you dislike them – come and say so at the Barnet Society’s public meeting on Tuesday evening 21 February. Our debate on Better housing for Barnet will be at The Bull theatre, 68 High Street.

Come and ask questions – and suggest solutions – to our panel of speakers which includes

  • Ross Houston, housing lead for Barnet Council
  • Dave McCormick, Friends of the Earth
  • Simon Kaufman & Russell Curtis, local architects with housing expertise

Doors will open for refreshments at 7:00pm and the meeting will be from 7:30 to 9:15pm. Admission: members – free; non-members – £5 donation (or why not join instead?).

Posted on 3 Comments

New housing in Barnet – a better way forward

Residents in the north of Barnet have recently felt besieged by new housing developments. We want more – and decent – homes for elderly as well as first-time buyers, but much of what is offered is unimaginative, out of scale and character with our neighbourhood, and mostly unaffordable. Surely we can do better? Brook Valley Gardens – nearing completion – shows one promising way forward.

The Barnet Society is hosting a public meeting on how to improve new and existing housing in Barnet. The debate on What in our back yard? WIMBYS, not NIMBYs! will be on Tuesday evening 21 February at The Bull theatre, 68 High Street.

Come and ask questions – and suggest solutions – to our panel of speakers which includes

  • Ross Houston, housing lead for Barnet Council
  • Dave McCormick, Friends of the Earth
  • Simon Kaufman & Russell Curtis, local architects with housing expertise

Doors will open for refreshments at 7:00pm and the meeting will be from 7:30 to 9:15pm. Admission: members – free; non-members – £5 donation (or why not join instead?)

Brook Valley Gardens is a huge site – over 10 hectares (26 acres) of the former Dollis Valley Estate – and planning approval was granted nearly 10 years ago. But because construction won’t be complete before 2025, and because most of it is hidden from Mays Lane, it’s escaped public attention. That’s a pity: it’s an important and exceptional piece of planning and design.

The project, led by Countryside Properties, replaces a late-1960s prefabricated council estate that suffered a range of building and social problems. Wholesale redevelopment contentiously involved displacement of some 177 council tenants but secured a net gain of 192 homes. Of its 631 new homes, 60% were for private sale and 40% were affordable housing (managed by housing association L&Q). The community was to benefit from a replacement nursery and community centre including the Hope Corner café. The Society supported the planning application.

We particularly supported the design approach of the architects. The master-planners of the whole scheme, and architects of early phases, are Alison Brooks Architects, and of later phases HTA Design. Both are housing specialists with fine track records including numerous awards.

A key feature of the scheme is the restoration of traditional streets, which makes navigation easy and knits the new housing into the existing neighbourhood. Each street is lined with trees and has a different combination of flats and houses with gardens.

Most of the houses are in two or three-storey terraces, but the twelve different house-types and their arrangement, sometimes in line and sometimes staggered, avoids uniformity. The flats are blockier and up to four storeys high, and often mark the street corners. This provides an interesting variety of massing and roofline, but the development retains a sense of identity through use of the same cream textured brick and a high quality of landscaping.

Although the scale of the buildings is fairly traditional, they’re often quirky in shape and detail. Not everyone will like that, but it’s a refreshing change from either of the dominant styles in planning applications, neither trad pastiche nor blunt modernism.

The result is a surprisingly high density of housing – over 60 homes per hectare, which is twice the density of postwar suburban housing but never feels claustrophobic or overbearing. Building at this density on brownfield land would not be enough to solve London’s housing shortage, but Brook Valley Gardens does demonstrate that high density does not necessitate tall buildings or inhumane environments.

Another strong feature of the scheme’s design is that all the dwellings are being built to Code for Sustainable Homes Level 4, a standard that was unusually high ten years ago. It includes a wide range of measures such as solar photovoltaic panels, rainwater harvesting, biodiversity and electric car charging points, all accommodated unobtrusively.

In short, Brook Valley Gardens displays a quite unusual quality of both design and construction. It sets a standard that other developers in Barnet would do well to follow – and thereby avoid the acrimonious planning battles that have raged from High Barnet Station to Barnet House in Whetstone, and from the Victoria Quarter to Cockfosters, and that now threaten The Spires.

Posted on

Barnet open spaces exemplify the importance of the Green Belt

These are critical times for London’s Green Belt. But Barnet still has many open spaces where the illusion of countryside is remarkably unspoiled. Eight of them – all in Totteridge or Mill Hill – are on new videos that you can view on the website of the London Green Belt Council (LGBC).

That they survive at all is partly thanks to the Barnet Society’s efforts over eight decades. In 1945 it was founded to save the fields around Chipping Barnet from being built over for 40,000 houses. We’re longstanding members of the LGBC, which helps us fight inappropriate developments in the Green Belt – often (though not always) successfully.

In these crucial days when Liz Truss and her new cabinet have yet to confirm their policies towards the Green Belt and house-building targets, the LGBC needs to get its messages across more effectively. It has around 100 member organisations, but needs more members and a higher profile.

The videos are intended to raise the awareness of the public and government and recruit new supporters. In them, LGBC Chair Richard Knox-Johnston explains why retaining the Metropolitan Green Belt is so vital now for the health of both the environment and each of us. He speaks with enthusiasm and authority reminiscent of Richard Attenborough.

In Richard’s introductory clip, he says that his passion for the subject was ignited half a century ago when, as a young Bromley councillor, he represented a ward that was largely Green Belt. In the subsequent clips, he identifies key reasons for its protection:

  • Safeguarding our mental health
  • Stopping urban sprawl
  • Securing food supply
  • Providing opportunities for leisure, recreation and sports
  • Enhancing biodiversity

He concludes by demolishing the fallacy that new housing in the Green Belt is affordable.

Richard’s messages are especially urgent today, when local councils in London and the Home Counties are currently planning to allow building on more than 48,000 acres of the Green Belt, according to a major new report by the London Green Belt Council (LGBC). ‘Safe Under Us’?. That’s huge: the equivalent of the combined area of the London Boroughs of Barnet, Camden and Enfield – or 60 Hampstead Heaths. You can read about the threat here.

The Green Belt is not referred to in the government’s Levelling-up and Regeneration Bill (LURB), which is working its way through Parliament. Although it’s theoretically protected by national and local government policies, ‘Safe Under Us’? shows how ineffective they are. There are also frustrating inconsistencies between government and council policies and decisions made by the Planning Inspectorate about new developments. The LURB is our best hope of bringing coherence to the planning system and reinforcing protection of the Green Belt – but it has worrying flaws and omissions that the Society, LGBC and our MP Theresa Villiers are lobbying to remove.

Enjoy the view video clips of Barnet’s eight lovely Green Belt locations without leaving your home – but even better, make the effort (if you are able) to walk them yourself!

The filming went like a midsummer dream. On a perfect day (before the worst of last summer’s heatwave) I drove our small crew around the locations. Richard spoke unscripted and needed very few retakes. The videos were shot, recorded and edited most professionally by Jayd Kent of Simply Graphics.

And we found time for a nice lunch at Finchley Nurseries – in Barnet’s Green Belt, naturally.

Posted on

London is set to lose 48,000 acres of its local countryside

Local councils in London and the Home Counties are currently planning to allow building on more than 48,000 acres of the Green Belt, according to a major new report by the London Green Belt Council (LGBC). That’s huge: the equivalent of the combined area of the London Boroughs of Barnet, Camden and Enfield – or of 60 Hampstead Heaths.

It is a shocking statistic, especially when the government – including both Conservative leadership contenders Rishi Sunak and Liz Truss – claims to be committed to protecting the Green Belt. Our own MP, Theresa Villiers, has called the situation ‘very worrying’.

The report ‘Safe Under Us’? The continued shrinking of London’s local countryside, 2022 shows that altogether the amount of Green Belt land offered up for development has increased by a massive 127% since 2016, when the LGBC first started tracking threats to London’s local countryside.

Land around London began to be safeguarded from the interwar sprawl of London’s suburbs in the 1930s, and in his 1944 Greater London Plan, Patrick Abercrombie proposed a ring of greenery around the capital. In 1945 our Society was founded to protect the fields around Chipping Barnet from being built over for 40,000 houses. In 1955 the Green Belt was enshrined in planning law, leaving us surrounded on three sides by greenery (see map below).

Since then the Green Belt has been a vital ‘green lung’ for Londoners seeking respite from their urban habitat. More recently, the vital role that open countryside plays in biodiversity, flood prevention and climate change mitigation has become obvious. The Covid-19 pandemic proved its enormous value to people’s health and wellbeing. And the Ukrainian crisis reminds us of its importance for food security.

‘Safe Under Us’? details the extent of Green Belt loss under the Local Plans currently being drafted by every Council. It points out how all of the region’s housing needs could easily be met by building on brownfield (previously developed) urban sites instead. The full report can be read here.

The report highlights the fact that many councils are still using housing figures based on out-of-date (2014) population and household projections from the Office for National Statistics when more recent and accurate Census figures show a marked slowing-down of population increase. Far fewer houses are actually needed than are currently being planned for.

Furthermore, adds LGBC Chairman Richard Knox-Johnston, “It is a fallacy that building in the Green Belt will provide affordable homes. New development in the Green Belt is mainly 4 or 5-bedroom homes built at very low densities since those are the most profitable for developers to build, so not providing affordable homes for young people.”

The counties of Hertfordshire, Essex and Surrey account for two-thirds of all the current development threats. Barnet is one of the least offending planning authorities, planning to build 576 homes on a mere 133 acres of the Green Belt. Fortunately, most of these are previously-developed land in Mill Hill (the former National Institute of Medical Research and Jehovah’s Witness sites).

Despite Barnet’s policies on protecting the Green Belt and environment, however, over the last five years around 40 planning applications have been made to build on Green Belt in or near Chipping Barnet. Most are to replace existing buildings with modest residential developments, but some cause us considerable concern. They include substantial gas and electricity plants off Partingdale Lane. The former was withdrawn and the latter refused permission – but Harbour Energy has just appealed against the latter decision, so that threat remains.

And Barnet’s draft Local Plan includes a proposal for a large leisure hub in the middle of Barnet Playing Fields – which are designated Green Belt – despite similar facilities being available for community use in two nearby schools.

The Society watches such cases closely. We’re strengthened by being longstanding members of the LGBC, and of its sister organisation, the Council for the Protection of Rural England (CPRE). Several of our Committee Members are actively involved with the LGBC: Derek Epstein is its Membership Secretary, Simon Watson manages its website and I’m on its Executive Council. Derek and I contributed to ‘Safe Under Us’?.

Posted on

Victory for New Barnet residents over Victoria Quarter development

After a nine-day Public Inquiry last month in Hendon Town Hall, a Planning Inspector has dismissed Citystyle Fairview’s appeal against Barnet Council’s refusal of 539 flats on the former gasworks site. It’s a major victory for New Barnet Community Association and its supporters, including the Barnet Society, with important implications for other big developments in our neighbourhood.

John Dix of NBCA commented, “We are pleased with the Planning Inspector’s sensible and considered decision and hope that the developers will now actively engage with the community to develop a scheme which in more in keeping with the area and exemplifies good design. It should not be forgotten that if the developer had progressed the scheme approved in 2017, 371 homes would now be providing good quality accommodation for local families. The community has to be at the heart of any new development and an aspiration for quality is something that should be embraced.”

In 2020 Fairview decided that the site could accommodate many more flats, and applied for permission for 652 units in blocks up to 10 storeys high. Following local outcry and planning refusal, they returned with a reduced scheme for 554 units in 13 blocks ranging from four to seven storeys high. 800 members of the public objected.

In March, the Council rejected that proposal by 9 votes to 1 (with 1 abstention), chiefly on the grounds that it would be harmful to the character and appearance of the area including the adjoining Victoria Recreation Ground.

The Barnet Society objected to both applications. Although we’ve long supported housing on the site, we argued (amongst other points) that the mix should include more family homes, preferably with gardens. Our most recent web posts on the subject can be read here and here.

The two weeks of the Public Inquiry were intense and demanding for NBCA, who had opted to be a ‘Rule 6 party’. That required John Dix & Fiona Henderson (far R in top photo) and Karen Miller (R in photo below) not only to do a huge amount of preparation, but on almost every day of the Inquiry they had to make detailed statements about social and technical aspects of the proposals, grill Fairview’s expert consultants and endure hours of torrid cross-examination by Fairview’s QC.

Goodness knows how much time – and cost – the whole process must have involved.

On Day 3, the Inspector invited comments from other interested parties. Powerful statements were made by Councillor Phillip Cohen, Cllr Edith David, Cllr Simon Radford and Colin Bull of Cockfosters Local Area Residents Association (CLARA) – which has successfully resisted high-rise development of their tube station car park. And on Day 6, Theresa Villiers MP also spoke passionately against the proposal.

The Barnet Society had already submitted a detailed representation, but I took the opportunity to emphasize a couple of key points.

Firstly, back in 2010 we’d been impressed by the Council’s exemplary New Barnet Town Centre Framework, which was based on local consultation and set out a clear direction for development of the former gasworks site. Out of that had grown the mixed housing proposal that was granted planning approval in 2017, in which NBCA had been proactive.

I also made the point that, as a former architect and RIBA Client Design Adviser, I acknowledged that what was acceptable in 2017 might need updating in the light of technical and other developments. However, the latest scheme was a generic international modernist solution that had nothing in common with New Barnet’s character. It was a design approach that had been discredited when I was an architectural student over half a century ago, and New Barnet deserved better.

The Inspector’s verdict was clear: “Overall, I consider that the sheer scale of the proposed development would cause a dislocation within the area, inserting an alien typology of larger mass and scale and disrupting any sense of continuity between the areas to the west and east of the site. To my mind the existence of the taller buildings in the town centre cannot be seen as a compelling precedent for such an intrusion. These latter buildings are only on one side of the road and there is a considerably greater distance between them and the four storey buildings opposite.”

He also considered aspects of living conditions such as sunlight, daylight, noise, overheating, playspace, parking and refuse, and concluded, “Whilst none of the above issues are necessarily fatal to the scheme in isolation, taken together they do not indicate to me that the scheme can be considered to be of good design.”

East Barnet ward Councillor Simon Radford stated, “I am delighted that the Fairview appeal has been rejected. This is vindication for our campaign against tower block blight and overdevelopment. The Save New Barnet campaign have been steadfast in pointing out the various flaws of the scheme, and I was delighted to join them, along with my colleagues Cllr Cohen and Cllr David, in sharing our thoughts with the Planning Inspector about the potential for flats to overheat, the poor design of the development more generally, and concerns about how affordable these flats would really be.

“I am really proud that this new Labour administration will be bringing planning back in house, rather than continuing with the Tories’ outsourcing of planning to profit-seeking companies like Capita. This way we can have a genuinely democratic process to oversee developments and create developments that deliver genuinely affordable housing while being in keeping with the character of local communities. Today is a good day for East Barnet!”

The decision also has considerable significance for other sites across suburban Barnet and neighbouring boroughs, especially those close to transport hubs.

Nick Saul, a member of the Society’s Planning & Environment Sub-Committee, observed that the Inspector’s grounds included impact on the suburban nature of the Victoria Quarter’s surroundings. “That should indicate that TfL’s proposal for tower blocks at Cockfosters was a catastrophic breach of the policies and principles applied by the Inspector. That also applies to High Barnet Station.”

“The decision also has implications for the probable redevelopment of The Spires. It could also count against the plans exhibited for public consultation last week for a 7-storey redevelopment at 49 Moxon Street, as well as for the nearby commercial buildings that would likely face copy-cat proposals if No.49 were to gain planning permission.”

Posted on 7 Comments

Help us save the grand old lady of Lyonsdown Road

Urgent action is needed to save 33 Lyonsdown Road following Barnet Council’s recent decision to allow its demolition. Together with local residents, the Barnet Society has been campaigning since 2017 to save this beautiful Victorian villa but the owners have used the permitted development route to apply to knock down the locally listed building.

Local residents are horrified that the council has allowed demolition of one of the finest buildings in New Barnet. One resident wrote that the proposed demolition was ‘very very sad … devalues [the] area and our cultural history means nothing.’ She added: ‘nothing seems to matter but building more soulless flats.’

We need your help to persuade the owners, Abbeytown Ltd, to change their plans to bulldoze this much-loved building, which they want to replace with a block of flats. The Barnet Society has written an open letter to Abbeytown to ask them to reconsider, which you can view here. We asked them to meet us and local residents last year to talk about the scope for a conversion scheme, but we heard nothing. Today we renew that call and invite you to write to the company at their head office:

Abbeytown Ltd

Martyn Gerrard House

197 Ballards Lane

London N3 1LP

Our last report on the case was in April, when the owners’ latest plans for redevelopment were thrown out by the government’s Planning Inspector. That good news was then undermined by break-ins at the property. It was later boarded up.

In June, permission to demolish was granted under the permitted development (PD) procedure, allowing small-scale changes to buildings without the need for the full process. But PD has been expanded by the government in all sorts of ways. The shocking decision to allow the demolition of 33 Lyonsdown Road was made, Barnet Council admitted, ‘by default’. It was not taken on the merits of the case on planning grounds; nor was it referred to the Planning Committee. The officer handling the case told the Society that, while we were welcome to submit comments, the Council was ‘not able to make our own assessments or consider comments from any parties in this determination’.

We highlighted the risk to the building early last year, saying the permitted development procedure means that the Council cannot consider keeping a locally listed building if a proposal to replace it is submitted. That process is enshrined in the National Planning Policy Framework. We told the Council that they could make sure that the decision couldn’t be taken away from them like this by imposing a block on demolition via an Article 4 direction. Councils – Barnet included – use these all the time to protect conservation areas and other historic assets. Barnet refused. We asked Councillors to intervene and they said there was nothing they could do. Their inaction runs counter to the Council’s recent declaration of a climate emergency, given the needless release of embodied carbon as a result of demolition and rebuilding.

The building is the last remaining of the large architect-designed houses of the 1860s which set the character of the Lyonsdown area. The house has featured in multiple Barnet Society webposts over the last few years and was picked up by the Victorian Society, SAVE Britain’s Heritage and the Nooks and Corners column in Private Eye.

Local historian Dr Susan Skedd researched the fascinating history of the house, discovering who designed it – Arthur Rowland Barker, an architect with a national-level practice, who settled in Southgate and was a prominent figure in the area – and the later history of the house when it was a refuge home run by the Foundling

Below: The Renaissance-style plaque of the Madonna and Child over the main door to the house

Today, the house is boarded up and down at heel. What a contrast with how it looked less than a decade ago, when the window frames were smartly painted, the lawns mown and the hedges clipped. It was then in the ownership of the Roman Catholic Society of African Missions, who in 2015 sold it to Abbeytown Ltd, a Finchley-based property development firm, whose directors include Simon Gerrard, Managing Director of Martyn Gerrard estate agents.

The Barnet Society is convinced that such a well-built house could be repaired. Local residents agree, as did the property guardians who lived there until last year. They loved the place and had made it a haven for ‘boho creatives’. When Abbeytown gave the guardians notice to quit, they told them that it was no longer safe to live there because of the condition of the building. Now the company says the building has two tenants living there.

Abbeytown have not said what they intend to build in its place after demolition. They will need planning permission for that. Their last two applications to put up a block of flats were turned down by the Council. On both occasions, Abbeytown appealed but Barnet’s decisions were then endorsed by Planning Inspectors. It is deeply saddening that Barnet’s officials should roll over so easily this time.

The Barnet Society has argued all along that this striking landmark building with its elegant interiors should not be demolished but repaired and converted to flats. There is scope for a sympathetic extension or a newbuild element in the garden among the splendid trees. Local people have clearly voiced their view that another block of flats is not what they want to see.

Our campaign to save the building has attracted the support of national heritage bodies. The Victorian Society has written: ‘The Victorian Society is fully supportive of the Barnet Society and enthusiastically echoes its continued calls to see this handsome, locally significant building preserved and sympathetically adapted for future use. Although the demolition of the building is now permitted, while it still stands, it is not too late for a change of approach to the redevelopment of the site’.

SAVE Britain’s Heritage commented: ‘SAVE is disappointed by Barnet’s Council’s decision not to resist the demolition of this attractive villa, a building the Council only recently added to its list of locally listed buildings.  The case exemplifies the misuse of permitted development rights to demolish structurally sound historic buildings, regardless of their potential for re-use and conversion. This villa could be converted to provide much needed and characterful housing, making use of the remarkable interior features that survive.  Instead these will now be condemned to the rubbish tip.’

Please copy us into any correspondence with Abbeytown at info@barnetsociety.org.uk.

Posted on

Green Belt reprieve from Mill Hill power plant proposals

Barnet Council has refused planning permission for a 50-megawatt electric battery array in the green heart of the borough. An earlier application for a gas peaking plant nearby was withdrawn last year. Mill Hill’s Green Belt has been saved for the moment – but if the UK is serious about reaching zero-carbon, an alternative may still need be found somewhere in the vicinity.

Tucked away on pastures north of Partingdale Lane and mostly screened by woodland is one of Barnet’s visual surprises – a National Grid substation that looks as if it recently landed from an alien planet. In fact it’s been there for years, largely unnoticed except by walkers or horse-riders. Equally surprisingly, it sits on Barnet’s Green Belt and a site of Metropolitan Importance for Nature Conservation (SINC).

The site first came to the attention of many Barnet residents in 2019, when TNEI applied to build a gas peaking plant, increasing the footprint of the substation by some 25%, on the east side of the existing National Grid plant. TNEI’s justification was that it “would help to ensure that National Grid is able to ‘keep the lights on’ in the UK as the electricity system strives to maintain the balance between supply and demand while rapidly decarbonising.” Following over 400 objections, and perhaps a rethink about gas, the proposal was withdrawn a year ago.

Meanwhile Harbour Energy had submitted another application, to install a battery storage facility including 20 battery containers (each nearly 14m long and 3m high) and 10 inverter and transformer stations, plus security fencing and other associated works, on the west side of the plant. Harbour argued that the proposed development “would store power from the Grid at times of excess supply and would feed this power back into the grid at times of high demand/reduced generation capacity.” They claimed that no other suitable sites were available in or around Barnet.

This time there were 912 objections. They included one from Theresa Villiers MP on the grounds that, although outside her present constituency boundary, the battery array would adversely affect her constituents. She and others were very concerned about nitrogen oxide emissions, air and noise pollution, and their impact on natural habitat, wildlife and ecosystems. Most were also opposed to any encroachment onto the Green Belt or SINC.

That was also the Barnet Society’s chief concern. The site is part of a wonderful tract of fields and woods that survive between Totteridge and Mill Hill, much loved by the residents who live around it and walk or ride across it.

We didn’t dispute the growing demand for energy, but battery storage and power generation aren’t listed among the ‘very exceptional circumstances’ permitted by the National Planning Policy Framework. In our view, the development would only be justifiable as part of a coherent regional energy strategy that included detailed evaluation of alternative sites, endorsed by full public consultation and political support. None of these were evident. Approval would set a damaging precedent, opening the door to ad hoc proposals on other Green Belt sites.

We therefore welcomed the unanimous refusal of the application by Barnet’s Planning Committee B on 30 March, contrary to the Planning Officer’s advice to approve it.

The conflict between our environment and our demand for energy will go on. The government’s recently-published British Energy Security Strategy is too high-level to help in situations like this. It acknowledges planning issues, but doesn’t mention Green Belts once.

The threat to the Green Belt in Mill Hill has been beaten off, at least temporarily – but it’s under attack elsewhere. As I write, a proposal has been submitted for up to nine houses on farmland by Mays Lane, and a second application is in for Arkley Riding Stables off Barnet Road (this time for three, not four, houses). And a field by Hendon Wood Lane has yet to be cleared of builder’s mess after years of illicit use as a yard. The Society can’t drop its guard.

Posted on

New special needs school approved in Moxon Street office block

Last night Barnet Council’s Strategic Planning Committee unanimously approved conversion of the existing building into a 90-place school for pupils with Autistic Spectrum Disorder (ASD), despite concerns on the part of the Barnet Society. We wish it well, however – and hope it will trigger use of King George’s Fields for outdoor education, and perhaps a Forest School.

The Windmill School is sponsored by Barnet Special Education Trust (which already runs Oak Lodge School in East Finchley) and will be the first publicly funded school for Autism in the Barnet area. Public consultation on the proposal opened last October, with an exhibition in Tudor Hall. The scheme was described by Nick Jones here.

The origins of the proposal go back to 2017, when the Trust began searching for a suitable site for a second school. The offer of Department for Education funding to acquire a site, design and build a new school was never going to be turned down by the Council. Barnet is short of places for children on the Autistic spectrum and many sites were considered – though not, apparently, the Whalebones estate, which some would regard as an ideal site for a school, especially one wishing to develop an outdoor curriculum.

By 2021 the search was getting desperate. The Council rejected our suggestion of converting Grasvenor Avenue Infant School, which is due for closure. Its plan is to utilise the premises as an annex to Northway Special School. Due to the demand in Barnet for specialist places for ASD, both sites are apparently required to meet the demand.

No.50 Moxon Street was deemed the only remaining option. Over the last decade, numerous new schools and academies have been accommodated in redundant commercial and industrial buildings, often on confined urban sites. Where cleverly adapted, they can work well. But since most lack much in the way of outdoor space, they generally depend on timetabled access and imaginatively landscaped play terraces to compensate.

And while they can work for able-bodied and orderly pupils, this is often not the case for those with ASD. Their behaviours are often solitary and challenging, and so require more personal space than other children. Compounding the problem, Windmill School would have a very wide age range, from 5 (but sometimes cognitively younger) to 19. Each age and ability group would need its own appropriately designed and sized play facilities, which could not readily be shared. It’s also increasingly being realised that natural outdoor environments are particularly beneficial for those with ASD.

At Windmill, most outdoor needs will have to met in a rooftop playground that is only about 20% of the DfE’s minimum area recommendation for a school of this size and type. This causes us deep concern. The Trust’s Development Director, Ian Kingham, admitted to the Planning Committee that the playground was “woefully under area” but said that it was “the best option we have”.

Mr Kingham also asserted that the costs of transporting pupils to nearby outdoor green space “would not be a material factor”. But enabling children with ASD to access them safely requires commitments of time and staffing that most schools find hard to fund at the best of times. Sadly, because of the 2.5-metre solid wall around the rooftop playground, the nearby greenery will be almost invisible during normal play-time.

Those were the main reasons our Society Committee was concerned, but before deciding, we canvassed our members. For every member in favour, 14 opposed it. So we felt we had to object to the planning application, much though we like the principle of an ASD school.

It would be great if the Council’s decision galvanised the planners, Town Team and Chipping Barnet Community Plan to do something to improve connections from the town centre to King George’s Fields. Our existing woodland is potentially a marvellous Forest School only 50 metres from Moxon Street – but there’s currently no direct access between the two. Before long, proposals are expected for 49 Moxon Street, the property that blocks the way. It could be made a condition of planning approval that a public right of way is granted across the site to enable Windmill pupils – and the public – to benefit from the beauty and educational value of one of Barnet’s wonderful natural resources.

Posted on 1 Comment

Sunset View win at appeal vindicates Council and Barnet Society persistence

Eighteen months ago, the Barnet Society wrote that flouting of planning laws at 1 Sunset View and 70 High Street would be tests of Barnet Council’s will to enforce its planning decisions. Both owners appealed against Enforcement Orders, and both have lost. The decisions are significant victories over the degradation of Barnet’s Conservation Areas.

 

The saga of 70 High Street, which is within the Wood Street Conservation Area, was described in our web post last October. A Planning Inspector ordered the building, which exceeded its approved height by about 1.5m, to be demolished and the previous building to be reinstated.

A new planning application (no. 22/0835/FUL) has recently been submitted. Despite the inspector’s stipulation that the building be rebuilt as it was before, the new owners propose just to reduce the roof height but retain most of what has been built. The resulting facade is a poor effort which still clashes with its neighbours. We will be submitting comments shortly.

No.1 Sunset View was one of the best and most prominent houses in a road that is a North Barnet classic of garden suburb design, master-planned and largely designed by local architect William Charles Waymouth in the early 20th century. The houses are attractive variations on Arts and Crafts themes, and together comprise an unusually complete and high-quality development for its period. It’s an important part of the Monken Hadley Conservation Area.

The Society got involved almost five years ago, when a planning application was submitted to make drastic alterations and additions to the house. It was strongly opposed by local residents and the Society, and was withdrawn. We nominated the house for addition to the Council’s Local Heritage List, and in July 2019 it was formally Listed. The Council’s citation draws attention to the “considerable variety of well-crafted brickwork, door and window details…unified by consistency of materials” and mentions its attached garage, something of a novelty in the early days of mass motoring.

In 2018 another application was made, but refused. A third application was less damaging than the previous two but was still opposed, though this time it was approved.

In spring 2019 work started on site, but we became concerned when the original brown roof tiles were stripped off, smashed and replaced with red. When unauthorised rooflights appeared, the planners served a Breach of Condition Notice. You’d think that might have been a warning to the owner, but apparently not.

Over following months, the rear balcony was demolished and chimneys rebuilt, but not exactly as before. Original Crittall windows were replaced with clunky uPVC. New side windows appeared. The traditional front door was replaced with a modern one. The integral garage was rebuilt – taller than before, and with a new window behind fake garage doors. The freestanding garage in the same style as the house was demolished and replaced with a wider, more modern garage with an up-an-over metal door. The low brick front garden wall was replaced with high railings. The front garden was covered with concrete paving blocks. The attractive Arts & Crafts interior was gutted.

None of these changes were in materials or style faithful to the original, and none was made with planning consent – a requirement in Conservation Areas. Cumulatively, they seriously eroded the house’s original quality. The Council issued several Enforcement Notices, and in November 2020 the owner appealed against them.

Finally, after a 15-month wait, a Planning Inspector has upheld all but one of the Council’s Notices. The bricks used in the extensions can stay, but all the other features must be removed and replaced to match the originals. The owner has six months to do the work.

Sunset View resident Bill Foster commented,

“It is great news that the Planning Inspectorate has ruled in favour of Barnet Council’s Enforcement Notices and many of No 1’s architectural features that were removed will have to be restored. Hopefully this will also send a clear message to anyone else seeking to make inappropriate alterations to buildings in a conservation area that they won’t get away with it. We are very grateful to the Barnet Society for all the support given to us over the past five years.”

Both 70 High Street & 1 Sunset View have been important victories in the cause of protecting the Conservation Areas. They have demonstrated that the planning system can be brought to bear against demolition (or partial demolition) of heritage assets without consent and building something which flies in the face of what has been given consent. Both cases have been a huge waste of time (and money) because we shouldn’t have to defend what is so clearly expressed in the law and the planning system. We hope the outcomes will serve to increase awareness of this, and show developers that Barnet is not a pushover.

A better approach to building in a Conservation has recently been illustrated at the other end of Sunset View. Last year, the owner of another of the street’s charming houses wanted to replace its porch and make some other modifications, and consulted the Society on their design. We made some constructive suggestions – and lo! Some changes in keeping with both house and street.

Posted on 6 Comments

Majority of Barnet Society members oppose new autistic school in Moxon Street

The Barnet Society has consulted its members about the current planning application to convert a former office block into a school for pupils with Autistic Spectrum Disorder (ASD). 83% of respondents opposed the application, and only 6% supported it. We have therefore decided to object to it.

The Society does so with some reluctance. We would welcome a new school of this kind in Chipping Barnet – but not on a site that’s so confined that the only playground for 90 pupils is on the roof and one small balcony. Torn between the undoubted needs of the pupils and the serious weaknesses in the design, we considered the case important enough to consult our membership.

The response rate was nearly 17%, unusually high for a survey of this kind. A total of 66 responded: 55 wanted us to object, and only 4 said we should support the application. With this clear mandate, therefore, the Society has submitted its objection to the proposal.

It is important that we explain our reasons to readers. They can be summarised as follows:

1. Vehicular movement is unsatisfactory. The school’s 9 buses and 9-10 parents’ cars would all arrive and depart at similar times. When school closes around 3-5pm, Moxon Street is busy with traffic. The additional vehicles would cause serious local congestion.

2. Minibuses and taxis would stack around the building’s single-lane slip road to drop off and pick up pupils, with private cars required to use Moxon Street car park. This management problem would be exacerbated by the very wide age range and sometimes challenging behaviours of pupils.

3. Permanent staff would use nearby public car parks. But staff visiting for only a few hours would find the shortage of on-site parking very inconvenient and time-wasting, especially for those needing to carry equipment.

4. The façade shows little of the colour and imagination expected of a 21st-century school. The proportions of the sloping rooftop and entrance are clumsy; features such as the sports hall “box” could have been treated with higher quality materials or colour; and materials generally are basic and cheap.

5. The external environment and facades would offer disappointingly little “greening”.

6. The long internal corridors with no natural daylight could be oppressive for children, and result in lights being on all day and high energy costs. The internal group rooms appear to have no glazed panels, which would be claustrophobic.

7. The area of the rooftop playground is only about 20% of the DfE’s minimum recommendation for a school of this size and type. This causes us great concern, particularly in a school with pupils whose ages range from 5 to 19 – and are therefore unable to share different-sized play facilities, and with behaviours that are often solitary and challenging – and so require more personal space than other children.

 

8. Not only is the outdoor play tiny for the number of pupils – even if they access it in shifts – it would be sadly short of greenery and views except of the sky. Given the proven benefits of a rich outdoor environment for all children, and especially for those with ASD, our concern is all the greater. Some wonderful outdoor environments have been created for schools and nurseries in recent years – and some imaginative rooftop playgrounds – but this would not be one of them.

9. There is no clear strategy for giving the children access to off-site green spaces and play facilities to supplement the shortage on site.

10. The school would overlook habitable rooms of nearby dwellings in Hornbeam Court & Laburnham Close.

11. We’re not convinced that the search for an alternative site has been sufficiently thorough or smart. To take just one example, Grasvenor Infant School, which we understand is closing soon and has good outdoor play space, has not been considered.

We believe the proposed site is fundamentally unsuitable for 90 all-age pupils with ASD. To succeed, substantial design improvements would be essential. Otherwise we’re concerned that the premises would become an enduring problem for staff, pupils and parents/carers, leading to high operating costs, unhappy users and ultimately failure.

You still have an opportunity to register your own comments: public consultation is open until Friday 28 January 2022. The planning application reference is 21/6488/FUL, and you can find it here .  On the Documents page, the Design and Access Statement gives an overview of the scheme.

Posted on 1 Comment

Alston Road threatened by new permitted development apartment block blight

Recent years have seen a wave of roof extensions across Barnet, usually providing extra space for existing homes. Richard Court in Alston Road (above) exemplifies a new variant of Permitted Development introduced by the government last year. You have until Thursday 23 December to oppose it, and below we tell you how to do so. 

Continue reading Alston Road threatened by new permitted development apartment block blight

Posted on 3 Comments

Goodbye to our Green Belt?

Above is the Green Belt between Barnet and St Albans. It’s the site of Bowmans Cross, a new settlement planned by Hertsmere Council. It will eventually have 6,000 homes for around 15,000 people – nearly as many as live in High Barnet ward. It will be a net-zero carbon, self-sustaining community, and the sketch above shows lots of trees. But if Hertsmere’s draft Local Plan is accepted, over 10% of Hertsmere’s (and also effectively Barnet’s) Green Belt will be lost forever.

Bowmans Cross is a showpiece of the Plan, which is currently out for public consultation. Another is a 63-hectare Media Quarter east of Borehamwood, which it is hoped will provide thousands of jobs. Other proposals include 2,770 houses in and around Borehamwood, 900 on the fields south of Potters Bar and 225 at South Mimms village (to list only those close to Barnet).

Good news for Barnet is that no new building is planned for the countryside south of the M25 and east of the A1. The media work opportunities will be welcome, to Barnet as much as to Hertsmere residents. But the Plan is vague about crucial details, and there’s much to cause concern:

  • Well over 10% of Hertsmere’s Green Belt will be built over.
  • At the low housing densities proposed, few homes are likely to be affordable.
  • About half of the new housing is to be built on brownfield land, but the proportion ought to be higher.
  • Little information is provided about Bowmans Cross, a new town half the size of Borehamwood and seven-tenths that of Potters Bar.
  • The economic case for a massive Media Quarter, or its long-term viability in a distributed digital age, is unexplained.
  • How Hertsmere residents will be prioritised for either housing or jobs isn’t stated.
  • Very little is said about transport, which will be vital to the Plan’s success, especially in semi-rural areas.
  • There is a potentially serious conflict with Enfield’s Local Plan over land use around M25 Junction 24.

We sympathise with Hertsmere’s predicament. It has to meet an ambitious government housing target, yet 79% of its area is designated as Metropolitan Green Belt, where development is only justifiable under very exceptional circumstances. But how hard has Hertsmere’s looked at its housing need and re-use of its brownfield land?

Its housing target is for a minimum of 760 new homes a year, or at least 12,160 homes by 2038. That’s based on the South West Herts Local Housing Needs Assessment, which appears not to have been challenged. Those who’ve been following the U-turns in the government’s proposed planning reforms will wonder how robust such figures are. The results of the 2021 Census are urgently needed to substantiate predictions of continuing population growth in the South-East, post-Brexit and post-Covid.

There’s also the question of whether Hertsmere’s houses will meet its own needs. It’s not explained how existing local residents will be prioritised. New homes near Barnet are almost certain to be cheaper and more spacious, internally and externally, than in Barnet itself. They’re bound to attract young couples and families struggling to afford property in our area. It would be ironic if much of Hertsmere’s new housing ended up benefitting Londoners at the expense of its own residents.

A further doubt surrounds affordability. The Plan says that 35% of new homes will be affordable, but CPRE research shows that only a tenth of homes built in the Green Belt are affordable, and these are rarely for social rent.

The Plan says, “The strategic green belt will be protected…and improvements made to the countryside and biodiversity to offset the impact of development.” That glosses over the fact that at least 10% of Hertsmere’s present Green Belt will be sacrificed to the developments listed above. Across the borough, the total will be greater, but the Plan is silent about the figure.

It‘s unclear how rigorously Hertsmere has investigated the alternative of re-using brownfield land. Table 3 in the Plan claims that 6,020 new homes – nearly half of its 15-year total requirement – would be on urban sites. According to its Table 2, 2,765 of such sites are available excluding smaller villages/hamlets, which seems scarcely credible. If true, it’s good news, but no brownfield register is mentioned to substantiate it.

If that brownfield land were to be redeveloped at densities equivalent to, say, the award-winning Newhall in Harlow – i.e. no more than four stories high, at 22 dwellings per hectare – even more of Hertsmere’s housing need could be met without resorting to Green Belt land. Alternatively, doubling the density currently proposed for Bowmans Cross (under 10 dwellings per hectare) would have a similar beneficial effect.

For Barnet residents, 900 homes on Green Belt separating Potters Bar from the M25 will be saddening. Not only do the present fields provide an attractive working agricultural landscape between Potters Bar and Barnet, they link visually with Bentley Heath, Dancers Hill, Wrotham Park, Dyrham Park and other greenery to create a panorama that’s much greater than the sum of its parts. The Baker Street and Barnet Road motorway bridges will make dismal southern gateways to the new housing, and it’s hard to imagine a pleasant life in the shadow of the M25.

For Hertsmere residents – and for Hertsmere Council – all this should be even more worrying. The London Green Belt Council’s report earlier this year ‘Safe Under Us’? revealed that 233,276 homes have already been given, or are seeking, planning permission in the Metropolitan Green Belt. Such has been local concern that several councils have been voted out of office or lost overall control, and the government has lost its parliamentary seat at Chesham & Amersham.

Another weakness of the planning process is illustrated by a potentially serious conflict with Enfield Council’s draft Local Plan. Hertsmere is designating land south-east of Junction 24 for wildlife. But Enfield’s Strategic Policy SP E1 allocates 11 hectares close by for industrial use. Furthermore, Enfield casually mentions that it would “seek to deliver the redevelopment of the wider site (in LB Hertsmere) to provide a coordinated employment offer”. This would detrimentally impact not only wildlife but also existing and proposed residents of Potters Bar.

 

The Media Quarter needs critical scrutiny. It will be vast – 63 hectares – and will have 34 sound stages, many times more than currently exist in Elstree & Borehamwood. The future for TV and film may look bright today, but for how long will digital industries continue to rely on centralised production? Unless the Mass Rapid Transport system tantalisingly mentioned in the Plan comes to pass, moreover, access will depend largely on two motorways, one of them notorious for traffic jams.

Transport is a major weakness of this and most of the Plan’s proposed developments. CPRE research shows that people living in Green Belt developments are tied to owning and using cars, as well as being stuck with the cost of commuting, creating further financial stress for families on low incomes. Hertsmere already suffers from poor public transport to and from its outlying estates and villages, but travel occupies only 10 out of 245 pages in its Plan.

A couple of final points from a neighbourly perspective. Firstly, Barnet already suffers from road and parking congestion caused at least partly by the rising number of commuters from Hertfordshire into London. Building new homes and workplaces near our border seems certain to exacerbate that.

Second and lastly, our Society was founded in 1945 specifically to protect the countryside around Chipping Barnet. In 1947-8, our then Treasurer E.H.Lucas researched and wrote Rambles Round Barnet & Rambles in South Hertfordshire, both of which were published by the Barnet Society. The majority of the walks follow public footpaths in Hertsmere, and have benefitted from its careful stewardship. Several generations of Barnet residents have learned to love countryside that is now planned for development. The footpaths may be safeguarded, but without their green environment they will offer a tragically diminished experience.

If residents of either Hertsmere or Barnet object to the draft Plan, it’s vital for them to do so by 6 December; after then, no changes of substance will be possible.

Hertsmere’s draft Local Plan can be found at:

https://www.hertsmerelocalplan.com/site/homePage

The deadline for public comments on it is 5pm on Monday 6 December.

The Barnet Society will be submitting a response, but you can also do so yourself as follows by:

  • completing an online survey under the Have Your Say tab on the plan’s bespoke website here
  • submitting comments via the consultation portal also available on the website
  • emailing local.plan@hertsmere.gov.uk
  • writing to Local Plan Consultation, Hertsmere Borough Council, Elstree Way, Borehamwood WD6 9SR.

 

Posted on

The Lyon roared – but the developer is biting back

Back in February the Barnet Society thought it had helped save this remarkable Locally-Listed Victorian villa, when the Council unanimously refused its demolition in favour of 20 flats. But the developer has appealed against the decision, and you have until Wednesday 29 September to add your voice to preserve this building from the wrecking ball.

You can read about the dramatic refusal of the planning application in February here:

https://www.barnetsociety.org.uk/lyonsdown-roars

We knew that might not be the end of the story. The developer, Abbeytown Ltd, gave the property guardians notice to quit in March and has not responded to a letter from local residents inviting discussion about conversion of the building rather than demolition and redevelopment. As a result, this architectural gem currently stands empty and at risk of damage and decay.

Prestigious national heritage bodies agreed that demolition would be a disaster. In its support for our cause, the Victorian Society affirmed that “the building is of real architectural quality and interest” and that its loss “would have a detrimental impact on the local area”.

SAVE Britain’s Heritage also opposed “needless demolition” and questioned why no case had been presented for re-use of this Locally-Listed 1866 Victorian villa. The campaign also caught the eye of Private Eye’s ‘Nooks and Corners’ which reported in its 16-29 April 2021 edition that “Fears are growing for a large and unusual Italianate Victorian villa in New Barnet”.

The development of New Barnet began in 1850 when Barnet Station (now plain New Barnet) opened, and everything started to change in the area. No.33 – originally named ‘Oakdene’ – was one of the early, and grandest, villas to be built. As well as its striking external appearance with a unique bridge porch/conservatory entrance from Lyonsdown Road, many of its impressive Victorian features and fittings survive unaltered.

Today, it is one of last – and certainly the most characterful – left in a neighbourhood that is being gradually overwhelmed by new identikit apartment blocks and multi-storey office conversions. If New Barnet is to retain a distinct identity, it’s vital for rare survivals of such quality to be kept. At a time of climate crisis, it also makes sense not to waste all the carbon it embodies.

The colourful history of no.33 has been researched by local historian and Society Committee Member, Dr Susan Skedd. She has unravelled the fascinating evolution in its use, from upper-middle-class house, then a spell as a home for single mothers and children, then an African Catholic missionary HQ and most recently as affordable housing for young creatives.

Moreover, original sales documents in the British Library reveal that its architect was Arthur Rowland Barker (1842-1915), who had a portfolio of projects in and around Barnet. He trained with the leading church architect Ewan Christian, who designed Holy Trinity Church, Lyonsdown (1866). This connection probably introduced Barker to the area, and it was around this time that he established his own practice and designed Oakdene, the neighbouring villa ‘Lawnhill’ (demolished) and the new south aisle of St Mary’s Church, East Barnet (1868-69).

In 2020 we succeeded in getting No.33 added to Barnet’s Local List on grounds of its

Aesthetic Merits, Social and Communal Value, Intactness and Architectural Interest. To that should now be added its Historical Interest and its Rarity.

To avoid its Rarity turning into Extinction, we’re working with local residents to put up the best case we can to the Planning Inspectorate, which will adjudicate the appeal. Our main objections are that:

  • 33 is a unique local architectural and historical asset that deserves be saved.
  • The building is ideally suited to re-use.
  • To demolish it and build a new block would be environmentally wasteful.
  • The proposed replacement block would be overbearing, austere and inappropriate.

The Barnet Society and Lyonsdown Road residents will be submitting representations, but the more who do so, the better. Please find a few minutes to submit your own objection by contacting the Planning Inspectorate by Wednesday 29 September via:

Be sure to quote the appeal reference no. APP/N5090/W/21/3272187 and provide your own name and address.

You’re welcome to use the Society’s points, but preferably use your own words. Many thanks!

Posted on

Local enthusiasm for tree planting, restoring the Tudor Park pavilion – and a new edition of Rambles Round Barnet?

On Tuesday 13 July, the Barnet Society held its first Open Meeting on topical local issues via Zoom. Around 50 members of the Society and general public participated. This is what we discussed.

Welcome

Frances Wilson introduced herself as the Society’s first Rotating Chair and thanked everyone for joining to discuss issues in more detail than was possible at the AGM and in an informal fashion within the confines of Zoom.  The AGM was the first time we had held a mass Zoom meeting, which seemed to go fairly well thanks to Simon Watson our Website Officer, who fortunately is here again to sort out any technical issues. The invitation indicated the four topics under discussion: tree planting, Tudor Park Cricket Pavilion, Rambles 3 and an update on planning and the environment.

Tree planting

Robin Bishop said the Barnet Society had a proud tradition of planting trees, including plantations on Whitings Hill in 1995 led by Jenny Remfry, in 1998 Lee’s Trees  (inspired by David Lee), the line of London Planes  and Norway Maples on Barnet Hill from Underhill to Milton Avenue, and recently along the High Street.

We would like to finish the job on Barnet Hill and have planted 125 of a planned 300 hawthorns screening Vale Drive Health Authority and St Catherines School. On 17th January’22, which is the Jewish New Year of the Tree and with the help of Kisharon, we would like to plant more hawthorns to complete the job and have received a donation of £200 towards the cost of saplings.  We will need volunteers to help organise and plant them.

Suggestions from Members

Susan Marcus said before we plant anything we must ensure there is a 10 year management plan to ensure the trees will be maintained and this should be costed. She said we should concentrate on parks rather than look for other areas.  Willing to be on Working Party.

New Barnet – Junction by St Marks Church Meadway/Potters Lane.- This is currently a very neglected site but very prominent and would not take too much effort to improve it. Simon Watson happy to assist and Leyla Atayeva said she would be happy to assist as she lives in St Marks Close.

Meadway Open Space  – ( stretches from Meadway to Potters Lane and follows the underground). This too would be a suitable area to plant trees.

Andy Bryce said he was an architect and asked if we had any advice from landscape architects or tree specialists.  He said he may be able to suggest a contact.  He also said schemes should link up.

Robin said one of the suggestions in the Community Plan was to provide signposts from the Town Centre showing 10 minute walks to various green areas, e.g. Whitings Hill.

Susan Skedd suggested we walk around the area with a landscape architect and someone who could advise on different species to encourage birds and other wild life.

Quinton Dighton said U3A are hoping to plant 1,000 trees this year so perhaps we could work together.  Robin asked them to let us know who to contact at U3A.

Barnet Council are considering planting tiny forests and making a Regional Park near Moat Mount.

Robin welcomed all these suggestions and said we needed to co-ordinate them. He suggested people contact him via the Society website info@barnetsociety.org.uk.

Tudor Park Cricket Pavilion

Simon Cohen said he had organised a survey to find out what people thought of the disused cricket pavilion which had been unused for years except for storing garden equipment for the Parks Dept. 1,000 people took part in the survey and 98% wanted to see it re-used as a community space or café. Simon Kaufman carried out a structural survey and confirmed it is in a terrible condition.  There is a kitchen, male and female changing rooms and showers but all in a dreadful condition and would require complete replacement.  Plus needs re-wiring and replumbing. Cllr David Longstaff visited and put in a successful bid to the Council of CIL funding to restore it.

The Council will provide £200,000 over 2 years to make it fit for a Commercial lease. This is ambiguous and residents must put forward ideas to guide them in the right direction. Also the refurbishment will require more than £200,000 so we will have to fund raise to pay the extra costs.

Simon said we need to set up a ‘Friends of Tudor Park’ Group to give us more influence and to develop our vision and suggested if attendees were interested they contact him via his email address or the Barnet Society Website.

Suggestions from Zoom attendees:

Rahim Alibhai said he and his friends worked with a group of autistic children and said it would be ideal for their use. He also said it should be multi-use and could be shared with AA, art groups, socialising groups and St Johns Ambulance could be a really good community hub. He said his autistic children group was very big and could support children and parents and have professionals there.

Simon said it should be made a condition of the lease that it be available for community use perhaps 3 hours a  night. Andy Byrne asked if the Council have anything in mind but Simon said he did not know.

Jenny Remfry suggested it could be used for children’s parties or the allotment growers close by.

Nikki Rice lives in Chester Avenue and said it should be used as community space such as Toddlers Group, Music Group and happy to help. Suggested solar panels on the roof to help with funding.

Ben Nahum owns a bagel factory and lives nearby and said he would be interested in providing a café and it could be used as social hub during the evenings. Has spoken to Gail Laser & Robin Bishop in the past and will email them so they have his contact details.

Aviva Driscoll asked what size is the interior space? Simon Kaufman said 277 square meters and you could get 80-100 people sitting in main space perhaps for weddings or bar mitzvahs. He also thought it could be used as a flexible space so could have more than one activity at a time. He made it very clear £200,000 would make the building safe so the challenge is to raise the money to carry out the rest of the work.  He suggested we could look at grants such as Environment or Sports.

Foot Golf is also on the site so they should be involved.

Simon said anyone interested in helping with this project should contact him via simon.sjc@btinternet.com  or the Society website info@barnetsociety.org.uk.

Rambles 3

Simon Kaufman showed a copy of Rambles 1 which was originally published in 1948, published in an expanded version in 2012, and has just been reprinted as a Limited Edition. He said following the lockdown there has been an increased interest in walking and the local countryside so the Society were keen to produce an up to date user friendly booklet using the GPS App. But we need help from others.

Simon then showed some slides:

Source of information – Best routes for walks around Barnet, History of Chipping Barnet, Important buildings and landscapes in Barnet, Facilities and local attractions for families with children.

This would be a way to promote the Society to new and prospective members and raise funds.

He outlined who would use the booklet such as walkers, cyclists, families and wheelchair users.

He  outlined the Geographical scope suggesting about 3.5 kms to 7.0 kms from Barnet Town Centre.

We would consult with Members to find their favourite places and walks, and contact Ramblers Ass, Chipping Barnet Community Plan, Green Ring, Local Authority Footpaths, Open Spaces Society and Barnet Museum.

Suggested New Routes – Victorian Barnet, Historic Barnet, Edge of London, Green Spaces (parks) Monken Hadley/Trent Park, Moat Mount.

Simon suggested we re-interpret Lucas’s Walks as some are quite difficult to walk due to changes that have taken place. Thought we could consider Wrotham Park and The Shire, Darland’s Lake, North Mimms & Potters Bar, South Mimms to Broad Colney.

Simon showed examples of other walkers publication but also suggested Topo, GPS app and Google Maps which are used by Ramblers Ass.

Following this presentation Simon said there was a lot of enthusiasm for the project but there is a lot of work and we will need help with:

Graphic Design

Walking routes – taking notes and photos

Digital structure

GPS or Google Mapping

Organisation of book printing and sales

Suggested places to go and things to see.

Anyone interested in helping or with suggestions should contact Simon through our   Website info@barnetsociety.org.uk and label it Rambles 3.

Les Bedford said it was an excellent presentation and we need to all pool our knowledge.

Planning and environment update

Robin Bishop said the biggest threat currently was the proposed ‘reforms’ to Planning Legislation which would tear up the current planning system. It would expand permitted development in order to build more housing and there would be no public consultation once areas have been designated for growth, so local residents would be unable to object. There is a need for more housing but it needs to be proportionate and sympathetic to the neighbourhood.

Current schemes where we have objected

The Victoria Quarter – We objected to this scheme where the Developer proposed 650 flats, there was a lot of local opposition and the Council reflecting this opposed the scheme unanimously against the advice of the Officers. This is ongoing and the Developers have now proposed another scheme of 554 units and reduced the height of the tower blocks but we are still critical and will oppose it further.

33 Lyonsdown Road – This is the last surviving Victorian Villa which The Barnet Society successfully had placed on the Local List. The Developer wants to demolish it and replace it with 20 flats. We opposed this proposal along with many others including the Victorian Society so it has had a lot of publicity and was refused by the Council. However the owners may appeal and in the meantime they are allowing the building to rot.

Whalebones is another scheme we opposed and again the Council refused Planning Permission but the Developer has appealed to the Planning Inspectorate. We have submitted a strong representation and will attend the public inquiry at the end of August.  Robin thanked Guy Braithwaite, Bill Foster and Nick Saul for their help. Robin emphasised how key Whalebones was to the identity of Chipping Barnet.

The Local Plan – Jenny Remfry said this is currently on display in the local library for residents to provide comments. There are 3 sites shown in Chipping Barnet. Whalebones, High Barnet Station with blocks 8 storeys high with commercial and a hotel proposed and MOD land in St Albans Road as the Territorial base may be put up for sale with room for 193 flats.  There would have to be an archaeological dig first. Robin said we have been working on this for 2 years with BRA and FORAB and it has been adopted by the Council subject to public consultation which is now taking place. Jenny thought it was a good plan.

There were no further questions so Frances reminded everyone to look at Robin’s regular P&E report, which appeared on the website roughly every 2 months, in order to keep up to date and let us know their opinions.She thanked everyone for coming and Simon Watson for providing the technical support, asked those not already members to join the Society, and asked anyone wanting to help to contact us via our website: info@barnetsociety.org.uk.

For Robin’s reports plus Society submissions on Barnet’s Local Plan and other major planning and environmental topics, go to Our Work on our website.

Posted on 1 Comment

Rambles round Barnet – enjoy them while you can!

Chipping Barnet is a great base for some glorious countryside walks, and the best are described in Rambles Round Barnet – two volumes published by the Barnet Society. The good news is that Volume I has just been reprinted in a limited edition. The bad news is that some of the walks are threatened by development, so walk them while you can.

Rambles Round Barnet – In the footsteps of EH Lucas was published by the Barnet Society in 2012 and has been out of print. It was a handy A5 booklet containing four walks from a guidebook originally researched by EH Lucas, the Society’s Treasurer (1948-70), and issued by the Society in 1948.

In 2013 a further three walks from Lucas’s guide were published in Volume II, which is still in print and available from Waterstones in The Spires or directly from the Society.

One of the few benefits of Covid-19 has been revival of interest in the countryside, with a noticeable increase in walkers and cyclists on local paths in the last year. At the conclusion of the Society’s 75th anniversary year, it seemed appropriate to reprint Volume 1.

The reprint is a facsimile, in a limited edition of 150, of the 2012 booklet. No attempt has been made to alter the charming text and illustrations of the 2012 edition, which was largely the work of Owen Jones and David Ely, but eight pages of updates and additional information have been inserted as a postscript. Both Rambles I & II are on sale from Waterstones in The Spires and Barnet Museum, or direct from the Society at £6 per volume (or £10 for both) plus postage and packing. Contact details are given below.

No-one would claim that Barnet and Hertfordshire can compete with more dramatic landscapes elsewhere in Britain. But their quiet qualities often get overlooked, and Covid-19 has reminded many of us how valuable they are. Rambles may not be up there with Guide to the Lakeland Fells, Alfred Wainwright’s famous walking guidebooks to the Lake District. But they are full of shrewd observations and good advice. Lucas, Jones and Ely are Barnet’s Wainwright, and deserve to be celebrated.

The four walks described in Rambles Round Barnet – In the footsteps of EH Lucas are:

Walk 1 – The green heart of Barnet  This takes you through countryside that was threatened, in 1945, by Barnet Council’s plans to triple the population of Chipping Barnet to 60,000. The Barnet Society was founded to fight them, and did so successfully.

Walk 2 – Mimmsy meadows and bluebell woods  Between South Mimms and North Mymms (sic) is a beautiful circuit of sequestered woods, open meadows and long views – amazingly, never more than about half a mile from the M25 or A1.

Walk 3 – Ancient fields and a magic grove only half a mile from built-up Barnet  This walk includes two delightful tracts of countryside, one each side of the A1, and an enchanted grove, half a mile long, of venerable trees bordering Dyrham Park.

Walk 4 – Traditional farmland meets modern motorway  Not a walk for those seeking respite from the 21st century, though it has sweet rustic moments. But if you wonder whether English countryside can coexist with modern technology, this is the place to find out.

The walks have all been checked this spring. As well as containing additional information, the insert picks out highlights, lists any changes since 2012, and gives tips on routes and good times to go.

All the walks take you through countryside designated as Green Belt after the 2nd World War, partly due to the campaigning of the Society. With a few exceptions, development is permitted only in very special circumstances. But that hasn’t stopped many applications being submitted. That the landscape has survived largely unspoiled for 75 years is testimony to ongoing work by us and other voluntary groups in Barnet and Hertfordshire, as well as the stewardship of both councils.

However, this reprint is tinged with concern that some of the walks will be lost within a few years. Although the UK government and Barnet Council claim to be committed to retaining the Green Belt, and the walks themselves are mostly safeguarded Rights of Way, major developments are currently being planned on or near land over which they pass.

Most of the open land north of the M25 and both sides of the A1 has been identified in Hertsmere Council’s draft Local Plan for potential housing and employment development, as well as pockets south of the M25. Huge Sky and Hertswood film studio complexes are proposed for fields south of Rowley Lane. New Rabley and Redwell ‘Garden Villages’ are proposed near South Mimms. These will all leave a massive mark on what is at present open greenery.

Nor is Barnet Council exempt. Although it plans to create a major new Regional Park between Arkley, Mill Hill and the A1, it also proposes to build an £11m community and leisure hub in the middle of Barnet Playing Fields – which the Council itself has designated Green Belt.

This web post is therefore not simply an invitation to buy Rambles Round Barnet – Volume I while stocks last. It also urges you to get out and savour our wonderful countryside while it is still there to enjoy.