792-home estate redevelopment changes at Douglas Bader Park Estate, Colindale, London NW9

The site and surroundings

The estate covers about 3.9 hectares, has 271 existing homes and is surrounded by housing, parks, a school and leisure facilities.

“The existing Estate extends to approximately 3.9ha and comprises 271 existing residential units. The units comprise a mix of two and three storey terrace/semi- detached houses and three/four storey flat blocks across four cul-de-sac roads to the west off Clayton Field (Linklea Close, Highlea Close, Brooklea Close and Parklea Close). The estate includes four small open spaces surrounded by the residential properties with a number of trees across the site.”

“In terms of the surrounding area, the site is bounded by: • To the north by The Orion Primary School, Woodcroft Park and two-storey terraced and semi-detached residential dwellings; • To the east by the Grahame Park Estate which has been granted hybrid planning permission (ref.”

Officer report

Planning history and progress

The redevelopment was approved in 2022; Phase 1 is complete, Phase 2 demolition has begun and Phase 3 has not started construction.

“The Site is that of the originally consented planning permission (LPA reference 20/6277/FUL dated 18/03/2022), by Home Group and Hill for the Douglas Bader Park redevelopment (herein referred to as the original Douglas Bader Park permission), comprising the comprehensive redevelopment of the site comprising demolition of the existing buildings and re-provision of up to 753 residential dwellings (Use Class C3) in buildings of up to 9 storeys with associated car and cycle…”

“Phase Two of the development has commenced demolition. Amendments to blocks with this phase were authorised under non material amendment application 24/4313/NMA on the 22 nd November 2024. The amendments involved amendments including the introduction of second stair cores to relevant buildings and elevational changes but did not involve the addition of any additional units.”

Officer report

What officers recommended

Officers recommended approval because the changes respond to emerging fire-safety requirements, add affordable housing and remain acceptable against planning considerations.

“Applicants have sought to update their extant scheme with several second stair cores in recognition of their inherent improvement to the fire safety, as reflected by the emerging changes to Approved Document B where this requirement will become mandatory for relevant buildings with heights above 18 meters of 7 storeys. The applicant has also submitted updated Fire Strategy Reports (RIBA Stage 03) by Affinity Fire Engineering in support of the application.”

“The proposed amendments represent a means through which the scheme can respond to emerging Building Safety reforms, namely the incorporation of second staircases, and remain a deliverable scheme. The significant increase in the quantum of affordable housing is also given significant weight in the planning balance.”

Officer report

Responses from consultees

The GLA identified no strategic issues, technical consultees generally raised no objections, and highways requested but officers did not require an additional contribution.

“Consultee Comments Greater London Authority In response to the LPA’s referral of the application to the Mayor of London on the 18th December 2025 under the terms of the Mayor of London Order 2008, the GLA issued a letter dated 27th January 2026 to confirm that the application was deemed to have ‘No Strategic Issues (‘NSI’)’, based on the scale and nature of the proposals.”

“The Applicant would need to be responsible for any costs associated with any appropriate measures required. Any Party Wall Notice should be served on UK Power Networks at its registered office: UK Power Networks, Newington House, 237 Southwark Bridge Road, London SE1 6NP. Affinity Water No Objections raised, detailed comments made in relation to Water quality and Water efficiency and need for relevant permissions to connect to Affinity Water Infrastructure.”

Officer report

Public response

No public representations were received after 547 nearby properties were notified and the application was advertised.

“In accordance with Article 15 of the DMPO, upon validation of the planning application, the LPA notified 547 properties via letter to addresses within the vicinity of the Site on the 8 th December 2025 for a period of 42 days. In addition, the application was advertised in the local press (11 th December to 1 st January) and a site notice posted on the 8 th December inviting comments for a period of 42 days until 19 th January 2026.”

Officer report

Who spoke

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

The committee vote

The committee voted to approve the officer recommendations, with eight votes for, none against and no abstentions.

“The Committee moved to a vote on Officer’s recommendations. Listed as Recommendations I, II & III on page 11 of the Officer Report. The vote was as follows:”

“For – 8 (approval) Against – 0 (approval) Abstention – 0 (approval)”

Minutes

The decision

The application was approved subject to conditions, informatives and a deed of variation to the existing section 106 agreement.

“That the application be approved subject to the conditions and informatives set out in Appendix 1 to this report and the applicant and any other person having a requisite interest be invited to enter by way of a Deed of Variation to the s106 agreement dated 18th March 2022 signed under application 20/6277/FUL under Section 106 of the Town and Country Planning Act 1990 and any other legislation considered necessary and satisfactory to the Director of Planning and Building…”

Minutes