Mixed-use redevelopment changes at Unit 4 Hyde Estate Road, London NW9

The site and current development

The site lies beside the A5, Hyde Estate Road and the Silk Stream, and Phase 1 is under construction while Phase 2 has been cleared.

“The application site (“the Site”) is located to the east of the A5 (Edgware Road) in Hendon and is bounded by Hyde Estate Road to the north and the Silk Stream to the east and south. The Site extends to approximately 3.7 hectares. To the south of the Site, beyond the Silk Stream, is a Toyota vehicle showroom (sui generis use).”

“The Site occupies a prominent position within the A5 Edgware Road corridor, which is identified within the Barnet Local Plan (2025) as a Major Thoroughfare under Policy GSS11. The Local Plan recognises these corridors as key locations for growth, where development is expected to optimise site capacity through a design-led approach in accordance with London Plan Policy D3.”

Officer report

Earlier planning permissions

The redevelopment was first approved in 2020 and later amended, with the 2024 Section 73 permission now operating as the site’s planning permission.

“Planning permission reference 19/4661/FUL was granted by the Council on 31 July 2020 for the comprehensive phased redevelopment of the former Sainsbury's site. The approved description of development was as follows:”

“Subsequently, planning permission 24/1746/S73 was approved on 29 November 2024. The Section 73 application consolidated a number of previously approved non-material amendments and introduced further changes to the approved scheme. The amendments include:”

Officer report

What officers recommended

Officers recommended approval subject to conditions, a legal agreement and referral to the Mayor of London.

“The application has been subject to extensive pre-application engagement, design review and public consultation. Whilst objections principally relate to building height, residential amenity and infrastructure impacts, Officers consider that all material planning considerations have been appropriately addressed.”

“The application, being one of strategic importance to London, must be referred to the Mayor of London. As such, any resolution by the committee will be subject to no direction to call in or refuse the application being received from the Mayor of London;”

Officer report

Main planning considerations

Officers considered the additional homes, affordable housing, building heights, design, townscape, environmental effects and neighbouring amenity acceptable.

“The application would deliver 227 additional homes whilst maintaining affordable housing provision at 34.5% by habitable room. Importantly, the proposals would increase low-cost rented affordable housing from 114 to 286 homes, resulting in a substantial uplift in genuinely affordable Social Rent accommodation. Officers attach significant weight to this public benefit.”

“A key issue in the determination of the application is the increase in building heights within Phase 2, including Buildings B10 and B11 which would each rise to 29 storeys. Whilst the proposals increase the prominence of the tallest buildings, Officers consider that the amended height and massing strategy has evolved through a robust design- led process and, having regard to the Environmental Statement Addendum and assessment against London Plan Policy D9, would not…”

Officer report

Responses from consultees

Statutory and council consultees generally raised no objection, subject to conditions and measures covering matters including drainage, transport, safety, ecology and sustainability.

“Consultee Comment Environment Agency No objection raised following review of additional flood risk and drainage information. Affinity Water No objection. Advice provided regarding groundwater protection, water efficiency and asset protection. Historic England No comments or objections raised. RSPB No substantive comments received. Health and Safety Executive / Building Safety Regulator No objection in principle. Comments provided regarding building safety matters.”

“Highways No objection in principle. Comments provided regarding parking, cycle parking, highway mitigation and car club monitoring. Planning Policy No objection. Development remains acceptable in principle and supports housing delivery objectives. Housing No objection. Comments provided regarding affordable housing delivery and GLA funding requirements.”

Officer report

Public objections

Two objections concerned the scale and height of buildings, residential amenity, transport and parking, infrastructure, wind effects, open space and environmental quality.

“Additional demand on local bus services which are already perceived to operate at capacity during peak periods. • Increased pressure on local transport infrastructure arising from additional residential units. • Existing parking stress would be exacerbated, resulting in overspill parking, increased congestion and potential highway safety issues…”

“Increased wind effects and other microclimatic impacts associated with additional tall buildings. • A denser built environment with insufficient green and open space. • Reduced environmental quality and living conditions for existing residents.”

Officer report

Who spoke at the meeting

The planning officer presented the application, and the agent spoke in support before members asked questions of the speakers and officers.

The committee vote

The Chair put the officer recommendation to a vote, and all eight voting members supported approval with no votes against or abstentions.

“The Chair moved to vote on the Officer’s recommendation to approve the application.”

Minutes

The decision

The application was approved subject to conditions, delegated authority and referral to the Mayor of London, subject to no call-in or refusal direction.

“RESOLVED the application be APPROVED subject to conditions AND the Committee grants delegated authority to the Service Director – Planning and Building Control to make any minor alterations, additions or deletions to the recommended conditions/obligations or reasons for refusal as set out in this report and addendum provided this authority shall be exercised after consultation with the Chair (or in their absence the Vice-Chair) of the Committee (who may request that such…”

Minutes