Colney Hatch Lane, Barnet

Site

The site is located on Colney Hatch Lane within the London Borough of Barnet, extending to a total area of approximately 0.9 hectares. The site comprises two vacant buildings which were formerly occupied by a car showroom and ancillary service garage (sui-generis) in addition to surface level car parking and extended space for vehicle display and sales.

The site lies adjacent to Coppetts Wood which is designated as Metropolitan Open Land (MOL), a Site of Borough Importance for Nature Conservation and a Local Nature Reserve.

Proposed Development

We designed a scheme providing:

• A total of 204 Class C3 residential units designed within two contemporary blocks ranging from 4 to 7 storeys.
• 35% Affordable Housing by habitable rooms equating to 73 affordable units
• A new 1,726 sqm (GIA) Lidle foodstore located on the ground floor of the northern residential block, with residential units above
• A new tree-lined central street running between the two buildings
• 102 residential parking spaces 20% EV and 65 customer parking spaces

The contemporary design of the two buildings has been informed by the local context and responsive to the mix of architectural styles in the surrounding area. The scheme varies in height between 4 and 7 storeys and the proposals incorporate a reduction in site level to achieve a level access from the existing entrance point on Colney Hatch Lane.

The design of a central boulevard within the core of the development provides a sense of place for both residents and visitors and provides a subtle differentiator between the different character areas proposed.

Benefits

The high quality and sustainable design, creates mixed use development which positively integrates into the neighbouring development and Coppetts Wood. The public realm, play spaces and landscaping proposed enhances the character of the surrounding area creating an attractive environment for both existing and future residents.

The scheme provides numerous key benefits to the site and wider area:

• The scheme provides a high-quality public realm and creates a stronger relationship with woodland, while at the same time regenerating the area and making the most efficient use of a derelict brownfield site
• The development has been designed to be as sustainable as possible and include a number of energy efficient measures such as photovoltaic panels and air source heat pumps. The proposals will achieve a 55.6% improvement in carbon dioxide emissions above the 2013 baseline. With the retail component designed to achieve BREEAM Excellent.
• Provision of two podium courtyards for new residents to enjoy with sensitively designed landscaping and door step play achieving an Urban Greening Factor 0.55 
• The proposal will provide employment opportunities within the new foodstore as well as during construction of the development;
• Sustainable modes of transport are promoted with significant cycle parking provision, electric charging vehicle points for both the residential and retail uses, and improvements to the access into the site.
• The proposal will provide financial commitments to contribute to the local infrastructure including play space as well as transport enhancements.

Consultation

Various public consultations and pre-application meetings were held during the scheme development phase of this project. All of which informed the final design ensuring that the local communities and stakeholders views were incorporated as the design evolved. These included:

• Pre-application consultations LB Barnet
• Site visits with Planning and Design Officer’s  
• Secure by Design meeting
• Urban Design workshop
• GLA Presentation – 16th January 2020
• Coppetts Wood Conservationists

Issues

One of the main issues in the determination of this application was the sites relationship with the adjacent Metropolitan Open Land.

To address this a Townscape and Visual Impact Assessment was prepared in support of the application which comprised verified views of the proposals from a range of viewpoints surrounding the site. The viewpoints from Coppetts Wood demonstrated that the development would not be visible from the area, retaining the existing skyline due to the dense vegetation on the edge of the wood.

As detailed in the assessment, the form, scale and massing of the proposals had been carefully considered to minimise visual impact on the neighbouring properties and the surrounding area. The reduction in massing to 4-7 storeys and stepped upper level provides a gradual increase in height which is not overbearing and breaks up the massing.

The articulation and detailed design reflected a coherent architectural approach of which is assessed to respond sensitively to the townscape.

Outcome

A resolution to grant outline planning permission was granted by Brent’s Strategic Planning Committee, with the subsequent Decision Notice being issued following the successful negotiation of the Section 106 Agreement.

Development Team

Client: Montreaux Colney Hatch Lane Ltd

Architecture: Assael

Planning: CBRE

Townscape: Montague Evans  

Transport: Entran

Daylight/Sunlight: GIA

Fire: CDC

Trium: EIA

Verified Views: Cityscape