369-home residential development at Former Chase Farm Hospital, Enfield

The site and surroundings

The site covers about 3.8 hectares within the former hospital estate, beside schools, housing, hospital buildings and the green belt edge.

“The site is located within the Chase Farm Hospital estate. This is located at the northern edge of the built-up area of Enfield and London where it meets the green belt.”

“Block A is located at the western end of the wider masterplan. It is bound to the east by the One Degree Academy, a two-storey primary school; to the south by the Linden Homes development, predominantly 2- and 3-storey family housing; to the west by The Ridgeway (A1005) and to the north by the Chase Farm Hospital estate with two -storey hospital buildings and areas of open space. It includes three locally listed buildings which are proposed to be retained.”

Officer report

Planning history

Earlier permissions established a wider hospital, school and housing masterplan, followed by outline permission for residential development on the application parcels.

“Redevelopment of site for mixed use to provide up to 32,000sqm of replacement hospital facilities, construction of a 3-form entry primary school including temporary facilities pending completion of permanent school and construction of up to 500 residential units, provision of additional hospital access opposite Ridge Crest and provision of egress to the school site via Shooters Road, involving demolition of hospital buildings and associated residential blocks, partial…”

“The One Degree Academy primary school occupies Parcel B2, and the Wren Academy sixth form secondary school occupies Parcel B3. The schools occupy the largest Parcels, B2 and B3, with the remaining Parcels, B1, B4 and C, reserved for residential use to deliver approximately 362 dwellings, These remaining parcels were the subject of the OPP preceding this RMA, see Figure 1 above.”

Officer report

What officers recommended

Officers recommended approval subject to a Section 106 variation, conditions and delegated authority, citing policy compliance and the scheme’s benefits.

“That subject to the completion of a Deed of Variation to the original Section 106 Agreement attached to the outline planning permission reference 20/01923/OUT to secure the obligations as set out in the report, the Head of Planning and Building Control be authorised to GRANT planning permission subject to conditions.”

“That the Head of Planning and Building Control be granted delegated authority to finalise the wording of the Deed of Variation and the conditions to cover the matters in the Recommendation section of this report.”

Officer report

Main benefits and design

The proposal included a range of home sizes, retained locally listed buildings and protected trees, extensive landscaping, play space and low-carbon technologies.

“The proposals provide for a total of 369 new dwellings. The dwellings comprise a mix of 1-, 2- and 3-bedroom dwellings. These would predominantly be provided as flats in new residential buildings across the site ranging from 2 storeys to 7 storeys with the layout shown in Figure 4 above. Locally listed former hospital buildings A1 (The Porters Lodge), A2 (Postgraduate Building), and A5 (Clock Tower) would be retained and converted to residential use.”

“The courtyards within the Blocks would create semi-private amenity spaces between buildings. The landscape strategy focuses on permeability and connectivity, with spaces between buildings incorporating play space and communal amenity space. The proposals would retain all TPO trees and plant 158 new trees.”

Officer report

Consultation responses

Consultees generally raised no objections, while ten public representations objected on issues including trees, traffic, noise, design, heritage, privacy and infrastructure.

“LBE Climate Action and Sustainability No objections, subject to conditions. LBE Commercial Waste Services No objections. Satisfied that Condition 20 (Refuse Storage) of the OPP can be discharged. LBE Education No objections. LBE Environmental Health No objections. The acoustic report and air quality statement are acceptable and the conditions these matters relate to can be discharged. LBE Heritage No objections, subject to conditions. LBE Public Health No objections.”

“LBE Traffic & Transportation No objections. Satisfied that Conditions 15 (Car Parking), 19 (wheelchair accessible parking) and Condition 20 (Refuse Storage) of the OPP can be discharged. LBE Trees No objections. Satisfied that Condition 13 of the OPP (Arboricultural Protection) can be discharged. LBE Urban Design No objections. LBE Watercourses No objections. Further details are required to discharge Conditions 5 (Levels) and 8 (SuDS) of the OPP. Energetik No objections.”

Officer report

Who spoke

A councillor spoke against the officer recommendation, and the agent spoke in response.

What members discussed

Members discussed the slightly below-target family housing mix, parking and transport routes, noise, grant-funded social rent and the quality of heritage building materials.

“Members discussed the application. In response to questions about the housing mix, officers accepted that the development was just below the target for percentage of family dwellings, but noted that flats weren’t always a suitable choice for families so the recommendation was still to approve the application.”

“In relation to questions about parking provision and transport routes, officers noted that the parking provision in this application was a slight increase compared to the provisions envisaged in the outline application, and advised that S106 contributions would be invested in safe cycling routes in the area once they were received and specific routes were approved.”

Minutes