283-home mixed-use redevelopment at High Barnet Underground Station, Barnet

What was proposed

The application proposed demolishing existing structures and building 283 homes, commercial space, five buildings and improvements around the station.

“The application seeks full planning permission for the demolition of existing structures and the redevelopment of the site to deliver a residential-led mixed-use scheme. The proposed development comprises:”

Officer report

What officers recommended

Officers recommended approval subject to conditions, a Section 106 agreement and referral to the Mayor of London.

“The application has been subject to extensive pre-application engagement and public consultation, and whilst objections focus on height, character, and parking loss, the scheme has been reviewed by statutory consultees and technical specialists who confirm that all material planning considerations are satisfactorily addressed subject to recommended planning conditions, Section 106 obligations and/or Highways Agreements pursuant to Section 278/38 of the Highways Act.”

“The proposal is therefore considered to be in accordance with the Development Plan and is recommended for approval subject to conditions and a Section 106 Agreement. The documents associated within this application may be viewed here.”

Officer report

Why officers supported it

Officers considered the housing, affordable homes, brownfield redevelopment, transport changes, public realm and design benefits outweighed perceived harm.

“The proposed development has been assessed against the relevant policies of the Development Plan and other material considerations. The scheme delivers significant benefits, including the provision of 283 new homes with 40 per cent affordable housing by habitable room, in accordance with the GLA portfolio agreement and London Plan requirements for public land.”

“In weighing the planning balance, Officers consider that the benefits of the scheme, including affordable housing delivery, brownfield regeneration, improved transport interchange, and high-quality public realm, significantly outweigh any perceived harm in relation to the proposed development. Subject to planning conditions and obligations, the proposal is considered to accord with the Development Plan when read as a whole and is acceptable in planning terms.”

Officer report

Who spoke

Three ward councillors and another speaker addressed the committee in objection, while two supporters, the applicant and the agent spoke in support.

What members decided

The committee rejected the officer recommendation, then supported a refusal motion because buildings A, B and E were too tall for their prominent setting.

“Councillor Young moved a motion to refuse the application on the grounds that the height of buildings A, B and E, located in a prominent location of the Barnet Plateau, would be incompatible with its context and would result in harm to the character and appearance of the surrounding townscape. Councillor Barnes seconded that motion. The vote was as follows:”

“For – 8 (refusal) Against – 0 (refusal) Abstention – 1 (refusal)”

Minutes

The final decision

Planning permission was refused because the excessive building heights would harm the surrounding townscape and necessary planning obligations were not secured.

“The proposed development, by reason of the excessive heights of buildings A, B and E located in a prominent location of the Barnet Plateau, would be incompatible with its context and would result in harm to the character and appearance of the surrounding townscape, contrary to Policies CDH04 and Site Allocation 37 of the Barnet Local Plan (adopted March 2025) and Policy D9 of the London Plan (2021).”

“The application does not include a formal undertaking to secure the planning obligations which are necessary for the development to be found acceptable. The application is therefore contrary to Policy DF1 of the London Plan (2021) and Chapter 12 of the Barnet Local Plan (adopted March 2025) and the Barnet Planning Obligations SPD (adopted February 2025).”

Minutes