Your questions answered

Thank you to everyone that has provided us with their feedback so far. Below we have answered the questions that have been asked as part of your feedback. 

We still want to hear the views of local people. Please click here to complete our survey. 

 

Height/scale/density 

  • What heights will each block be?

Based on the current proposals, the maximum height of each of the seven blocks is:

Block A is six storeys at a maximum height of 23.7m to top of pitched roof 

Block B is eight storeys at a maximum height of 27.525m to top of parapet 

Block C is nine storeys at a maximum height of 29.775m to top of parapet 

Block D is nine storeys at a maximum height of 30.675m to top of parapet 

Block E is five/six storeys at a maximum height of 19.725m to top of pitched roof /21.225m to top of parapet 

Block F is five storeys at a maximum height of 17.850m to top of parapet 

Block G is four storeys at a maximum height of 16.350m to top of pitched roof

Click here to view the layout of the proposed buildings.

  • Why are 307 homes proposed?  

The development has been designed to deliver much needed housing in the borough. Barnet has the third highest housing target of all the London Boroughs set by the Mayor within the emerging London Plan. It is also one of the highest in the country. This requires the delivery of 23,640 homes over the next 10 years. The focus of this delivery will be on scarce brownfield sites, such as 679 High Road, in order to protect the Green Belt and Metropolitan Open Land.  

The new homes are necessary to address the acute affordability issues in the capital and to ensure as many people as possible have the opportunity of owning their own home. Policies therefore require ‘optimisation’ of brownfield land which requires that it is used efficiently to deliver as much housing as possible without unacceptable impacts. It is in this context that the proposals have been put forward. 

Our architects have developed an indicative layout that can deliver over 300 new homes, whilst still being able to deliver new landscaped areas for the wider public and residents, new pedestrian and cycle routes, parking for cars and bikes and all other policy requirements.

Our plans include seven new buildings, varying in height from three to nine storeys and containing a range to 1-3 bedroom homes.

    • The proposed total number of properties is made up of:
    • 119 one-bed homes
    • 150 two-bed homes
    • 38 three-bed homes

  • Why are you providing flats rather than family sized-homes. 

The provision of dwellings and mix of bedrooms is dictated by a number of factors: 

The site is very well located, close to North Finchley Town Centre and excellent public transport links, which makes it suitable for higher density flatted development;

Affordability and demand requirements associated with intermediate housing means that there is little demand for properties that are larger than 1 and 2-bedrooms;

Local authority requirements for affordable rent homes to be 2 and 3-bedroom properties to address identified need on the Council’s waiting list;

The market for private sale which targets 1 and 2-bedroom homes with fewer 3 bedroom properties. 

We continue to work closely with Barnet housing officers and the final mix will be agreed with them to make sure it reflects need, with priority for the affordable units. 

All of the proposed homes within the development will be single storey apartments. This arrangement of dwellings allows us to maximise the number of homes to help achieve a target of 35% affordable. 

 

Parking, traffic and access  

  • Why have you not provided one parking space per property? 

We fully recognise that parking is an ongoing issue for residents in Barnet, however the number of parking spaces provided is dictated by the maximum standards set out within the Mayor’s draft London Plan. The proposed provision is at the upper end of what would be considered acceptable and given the level of site accessibility there is pressure to reduce parking provision further.

We have also committed to funding a car club scheme for residents. This is balanced by the fact of this being a town centre development, with a high PTAL rating, which is a measure of public transport accessibility, and one that we also want to be sustainable and environmentally friendly. The requirement in the draft London Plan is for 80% of journeys as a result of the development are to be car-free. 

To that end, the allocation for cycle parking is above the recommend levels in the draft London plan and we feel that a future development of this nature will attract itself to a high number of bike users, especially as we are including safe pedestrian and cycle routes through this currently closed off site.

The total number of parking spaces has been reduced from the previously proposed 149 to 120 through our consultations with the GLA and TFL who are encouraging the use of more sustainable modes of transport. The site has good public transport accessibility and we will be providing around 600 cycle spaces in the proposals.

  • Will there be underground parking? 

The parking will be located at ground level, underneath the proposed blocks. Vehicles will enter and exit via Christchurch Avenue. 

  • Will residents be allocated parking, or will it be free for all residents to use? 

It is the intention that the parking spaces will be made available to residents on short-term lets and managed by the owners of the building. This will ensure that the parking spaces are being used efficiently and by those that need them, and that no one owns a space that they then do not use, depriving someone else of the opportunity to use it. 

  • What is a car club? 

Redrow has committed to funding a car club scheme for residents, which can also be used by those in the surrounding area. Discussions are ongoing with officers as to whether this is provided on site or elsewhere in the local area. Car clubs are short-term car rental services that allow members access to locally parked cars and pay by the minute, hour or day, depending on the provided. Car clubs offer an alternative model to private car ownership for residents. 

  • Where will the cycle storage be?

We are providing cycle storage for over around 600 bikes. Storage will be located at ground level, next to the car park and will be available for all residents. The secure cycle storage will be accessible via resident key fobs. 

  • How will cycle storage be made secure? 

Each storage area will only be accessed by residents. Each storage area will have a secure entrance, however, we will recommend that individual owners lock up their own bicycles with a secure lock. 

  • From what roads will residents access the site? 

Vehicle access into and out of the proposed development will be from Christchurch Avenue. A new pedestrian and cycle route will allow residents and local people to access and/or pass through the site from High Road to Woodberry Grove and into the central spine of the development from Christchurch Avenue. 

We are also proposing an access from Woodberry Grove for the use of emergency vehicles and drop-off only. 

  • How will bins be collected? 

Bins will be collected from a central point within the development and refuse will be collected as per the regular council schedule.

  • How will an increase in traffic be mitigated? 

Traffic modelling is being carried out to assess the predicted differences in traffic flows from the proposed development. The Homebase car park is currently used on a daily basis by shoppers and visitors to the Town Centre, as well by the nearby Mosque for Friday prayers. 

It is expected that there will be a significant drop in traffic movement from the site in its current use, to the proposed development. 

The current entrance into the site will move from its existing location off the High Road to Christchurch Avenue. We will assess the impact of additional traffic using Christchurch Avenue and we will present our full assessment as part of a planning application to Barnet Council. 

  • How will parking for the Mosque be impacted? 

The Mosque will no longer be able to make use of the existing car park. 

 

Green space/access 

  • Will green space be open to the public? 

All green and newly landscaped spaces at ground level will be available for the public to use. In addition, residents within the new development will have access to their own private communal garden spaces at various levels. See here for more detail. 

We have commissioned award-winning landscape architects, Exterior Architecture, to design our public and private green spaces.

  • How will green spaces be maintained? 

All green and landscaped areas within the new development will be maintained privately by Redrow.

 

Affordable housing 

  • What is the definition for affordable housing?

The Mayor of London’s definition for affordable housing is as follows: 

London Affordable Rent are for households on low incomes where the rent levels are based on the formulas in the Social Housing Regulator’s Rent Standard Guidance. The rent levels for Social Rent homes use a capped formula and London Affordable Rent homes are capped at benchmark levels published by the GLA. Rents for both are significantly less than 80 per cent of market rents, which is the maximum for Affordable Rent permitted in the NPPF. More detail is contained within the Mayor’s Homes for Londoners Affordable Homes Programme 2016-21 funding guidance. These homes will be allocated in accordance with need (based on the borough’s allocations policy); and

Intermediate, including London shared ownership, which is an intermediate ownership product which allows London households who would struggle to buy on the open market, to purchase a share in a new home and pay a low rent on the remaining, unsold, share. 

  • How much will the affordable homes cost to buy in this development?  

It is too early to say what prices any of the homes in the proposed development will cost. This is dependent on the housing market once the development is complete. 

  • How can I put my name for one of the affordable homes? 

Please contact using the contact details provided if you are interested to find out more about Redrow’s affordable housing. 

  • How many affordable homes has Redrow delivered in Barnet? 

Redrow has delivered/are in the process of delivering around 1,500 affordable homes across various schemes in Barnet.

 

Sunlight/daylight 

  • How will my sunlight/daylight be impacted? 

As part of our planning application we have submitted a daylight/sunlight impact assessment which shows how the proposed buildings will affect surrounding areas. The scheme has been designed to minimise impact on neighbouring properties and the details are provided within an assessment that forms part of the application.

 

Local services 

  • How will local schools/hospitals/GP surgeries cope with the influx of new residents? 

The scheme will make a substantial financial contribution of around £4.5m towards the Council’s Community Infrastructure Levy. The purpose of this levy is to collect funding from all developments to put towards infrastructure provision, including schools and healthcare.

  • How will local public transport cope with the influx of new residents? 

The location of the site benefits from a high PTAL (Public Transport Accessibility Levels) with good access to the London Underground and bus networks. 

Furthermore, we have also committed to funding a car club scheme for residents and are providing a significant number of cycle storage spaces for residents. 

 

Design 

  • What materials are you proposing to use? 

We have appointed award-winning architects, TP Bennett, to design the new development at 679 High Road. 

The current proposals utilise a traditional palette of materials and colours, which have been identified from the immediate context. The use of proposed brickwork and combination of both pitch and flat roofs will be a contemporary response to the existing vernacular, drawing some inspiration, in details, from the sites history of a being a tram depot and transport hub.

 

Construction 

  • How long would construction take? 

We would anticipate the development would be completed within two to three years from obtaining planning permission. 

  • How will you minimise disruption during the build? 

We have provided a comprehensive Construction Logistics Plan (CLP) which addresses all transport and highway issues associated with the construction of this development. These documents have been submitted to the London Borough of Barnet as part of the planning application and will need to be fully approved prior to the commencement of the works.

Noisy construction will be minimised and only take place during hours agreed with the Council.

We have also prepared a Construction Management Plan (CMP) and Construction Traffic Management Plan (CTMP), which proposes the logistics of construction, safety and the prevention of nuisance.

 

Consultation/timelines  

  • How do you plan to engage with the local business community and residents about the proposals ahead of submitting a planning application? 

The application has now been submitted, but Redrow remain committed to engaging with the local community, and resident and business groups.

The consultation has been publicised widely amongst residents, community groups and elected politicians to ensure people have the opportunity to have their say on our proposals and since April.

  • What engagement have you had so far with officers at LBB? 

We have held ongoing discussions with planning officers at LBB, the GLA and TfL throughout the process.

  • Why are you consulting during the current Covid-19 pandemic?  

For a number of months, we have been working with officers to bring our plans for 679 High Road forward for public consultation and had booked the Arts Depot to hold public exhibitions in early April. As it became clear that this was no longer possible due to the Covid-19 outbreak, we worked with officers at the Council to develop an alternative consultation plan, in line with Government advice.

The Government advice was that the planning process should continue – we still need to build homes and create spaces for people as well as invest in our local economies – with local authorities and applicants encouraged to use technology to ensure discussions and consultations can go ahead. We continued to work with local residents and groups to refine the proposals. A planning application for 679 High Road has now been submitted to Barnet Council.