329-home estate redevelopment at Curry Rise And Bray Road Estate, Mill Hill, London NW7

The site and existing homes

The site covered about 2.97 hectares and contained 143 homes, communal spaces, a playground and 103 parking spaces in a suburban area.

“The Application Site (the ‘Site’) is approximately 2.97 hectares located within the Totteridge & Woodside ward in London Borough of Barnet. Curry Rise and Bray Estate comprises 143 residential dwellings, which includes 132 dwellings within 11 blocks (3 storeys in height) and 11 terraced houses. The Site also features communal landscaped areas and amenity space, a playground and 103 car parking spaces.”

“The Site has a Public Transport Accessibility Level (PTAL) of 2 (2019). The EA Flood Map for Planning indicates that the Site is located within Flood Zone 1. The Site is not situated within a Conservation Area and is not subject to any statutory or non-statutory designations for nature conservation or heritage (including statutory or locally listed buildings). However, the Site does contain several trees protected by Tree Preservation Orders (TPOs).”

Officer report

Why redevelopment was proposed

Structural deficiencies and severe subsidence affected the estate, while an earlier resident ballot recorded 86.9% support for redevelopment.

“Curry Rise and Bray Road Estate is currently affected by significant structural deficiencies, including severe subsidence within several buildings. Four of the eleven blocks have been critically impacted, prompting NHG to temporary relocate some of the residents. In accordance with the Greater London Authority (GLA) requirements, a Residents Ballot was held in June 2024, with 86.9% of the residents voting in favour to redevelop the Estate, based on a 62% turn out.”

“Full Planning Permission is sought to demolish the existing estate, which comprises approximately 12,254 square metres of internal floorspace, measured as Gross Internal Area (GIA). The proposed development, to be known as ‘Mill Brook Rise’ will deliver 329 residential dwellings (Use Class C3) within 8 blocks ranging from 3 - 6 storeys in height and 31 terraced houses. The development is proposed to provide a total of 32,919 sqm of GIA (including change of use).”

Officer report

What consultees said

Consultees broadly supported the proposal subject to conditions and agreements, while raising matters including affordable housing, transport, drainage, ecology, noise and infrastructure.

“London Plan policies on estate regeneration, affordable housing, urban design, transport, sustainability and environmental issues are relevant to this application. Whilst the proposal is supported in principle, the application does not fully comply with these policies, as summarised below:”

“Affordable housing: In overall terms, the proposal intends to deliver 118 affordable housing units (43% by habitable room) with a tenure split of 93% low-cost rent / 7% shared ownership, inclusive of grant funding. Compared to existing, the offer would result in the net loss of 16 affordable units but a 7% net increase in affordable habitable rooms.”

Officer report

What local people said

Supporters welcomed better housing, parking, design and outdoor space, while objectors raised concerns about overdevelopment, height, traffic, parking, services, trees, safety and construction impacts.

“- Loss of mature trees and green space seen as detrimental to biodiversity and local character. - Concerns about dust, pollution, and long-term disruption from construction. - Requests for retention of green buffers and improved landscaping Community Services and Amenities:”

“Summary of comment Comments raised regarding the scale and density of the development. Lack of upper- storey setbacks and inadequate building line along Inglis Way. Concerns regarding removal of those trees protected by Tree Preservation Orders (TPOs). Not adhering to the Area Action Plan and landscaping principles. Property devaluation concerns Loss of privacy, day light and views. Increased congestions and safety concerns.”

Officer report

Who spoke

The planning officer presented the report and addendum, and the applicant addressed the committee in support of the application.

The committee vote

Nine members voted for approval, with no votes against and no abstentions.

“The Committee moved to a vote on Officer’s recommendations. The vote was as follows:”

“Against – 0 (approval) Abstention – 0 (approval)”

Minutes

The final decision

Planning permission was granted subject to the Section 106 agreement, conditions and referral to the Mayor of London.

“That planning permission be granted subject to the completion of the S106 agreement and the above conditions and that the Committee refer the application to the Mayor of London under the Town and Country Planning (Mayor of London) Order 2008, in accordance with paragraph 16 of Part 2B of Article 7 of the London Borough of Barnet Constitution, as the application is within one or more of the categories which must be referred.”

Minutes