Barnet Council Draft Local Plan Analysis - 3 - Mill Hill - No plan and no vision

Last week we started our analysis of the Draft Barnet Council Local Plan.  The full details of the consultation are on the Barnet Council website. We urge you to get involved and read this. This document will shape the way our community develops over the next 16 years.

https://engage.barnet.gov.uk/Draft-Local-Plan-Consultation

Today we have a look at plans for Mill Hill. The plan states that Mill East is one of the areas earmarked for intensive development. Sectoin 4.18 details this

We attended a meeting at Barnet Council offices last night, which I found rather disappointing. I believe the council needs to get its act together with such consultations, prepare proper handouts for residents and give questionairres etc to be filled in and handed in at the end.

I have passed the comments below on to the council. If you feel as strongly as I do, Please email the council at forward.planning@barnet.gov.uk to make your views known.

Mill Hill East

Mill Hill East was identified in the 2004 London Plan as an area of intensification. Such areas were defined as typically built-up areas with good public transport access which can support redevelopment at higher densities but at lower levels than areas such as Brent Cross and Colindale.

Mill Hill East comprises 40 hectares of former RAF barracks and a former Council depot. Following a planning consent in 2011 to provide 2,240 new homes, a new 3-form entry primary school, local shops, a district energy centre and six hectares of parks and open spaces, the area is being transformed to become a high quality sustainable development. Within the context of a green suburban location it is providing new homes and business opportunities with high quality community facilities, transport and access to open space, and provides an example of good suburban growth.

A planning framework for Mill Hill East has been established with the Area Action Plan adopted in 2009. With development also underway at the former National Institute of Medical Research other development opportunities have emerged around the Mill Hill East AAP area including Watchtower House, IBSA House and Mill Hill East station. Careful consideration of development within the Mill Hill Conservation Area and Green Belt will be required. These three sites are identified in the Schedule of Proposals at Annex 1.

Significant progress has been achieved at Mill Hill East, with delivery of 600 new homes, a new primary school, new public spaces, improved road junctions, and an extended bus route. 

POLICY GSS07 Mill Hill East

Millbrook Park is making progress as an example of good suburban growth. The implementation of the 2011 planning consent following the adoption of the Mill Hill Area Action Plan in 2009 has already delivered 600 new homes, with the expectation of a further 1,645 units to be completed. Within the wider area around Mill Hill East there is capacity to deliver 1,400 additional new homes. The Council will positively consider proposals on suitable sites to deliver further good suburban growth, including at Mill Hill East Station, Watchtower House and IBSA House, which together could deliver around 745 new homes. Any development proposal must consider the Mill Hill Conservation Area and Green Belt designations.   Alternative Option

To continue to rely on the Mill Hill East Area Action Plan (AAP) – alt- hough already forming part of Barnet’s Local Plan and been very successful in guiding development within Mill Hill East, this AAP was adopted in 2010 and is therefore now significantly out of date. Many of the proposals included in the AAP have been completed and consequently a new policy is now re- quired to provide the planning framework to guide future developments in Mill Hill East.

To not include a strategic policy for Mill Hill East - this would forego an opportunity to continue to provide policy support to significant regeneration benefits including new homes and jobs in Mill Hill East. Since the adoption of the Mill Hill East AAP as a comprehensive framework for good growth in 2009 development at Millbrook Park has transformed the area and this transfor- mation is set to continue throughout the lifetime of the new plan. If a policy was not included the plan this could result in an increase in scheme costs and delays in implementation.

 As you can see, there is significant extra growth planned for the Ridgeway. As the Watchtower society are moving away, there is a huge works site ripe for development, adding another 745 homes to the existing plans for Millbrook Park. With boundary changes, much of these will cease to be part of Mill Hill ward. 

Lets have a look in more detail

Site No. 33	Site Address:
Bunns Lane Carpark (Mill Hill Town Centre)	Bunns Lane, Mill Hill, NW7 2AA
Site Map			Location Map
			Site Size: 0.33 ha PTAL 2019: 4 PTAL projected 2031: 5 Ward: Hale
Existing or most recent site use/s: carpark (adjacent to Mill Hill station)		Ownership: Council
Proposed use type/s: mixed use development comprising hotel, re-provision of car parking and 50% residential.		Indicative residential capacity: 43
Location type: Urban		Site source: Council assets disposal programme

January 2020

289

Preferred Approach

Applicable Draft Local Plan policies: GSS01, GSS08, GSS12, HOU01, HOU02, CDH01, CDH02, CDH03, CDH07, TOW01, TOW02, CHW02,ECY03, ECC02, TRC01, TRC02, TRC03	Development timeframe: 5-10 years
Site description: Comprising the car park (184 spaces) for Mill Hill Broadway Station, the site is immediately adjacent to the Midland Main Railway on the eastern boundary, with the raised M1 carriageway immediately beyond. Mill Hill Broadway town centre is immediately to the east to the east. To the west is low-rise housing.
Initial planning considerations: While the site is highly accessible and close to local services, any development must fully assess and mitigate the air and noise pollution caused by the proximity to the raised motorway and mainline railway. Proposals must take into account existing residential areas to the west and south, including concern over potential overspill car parking. Site characteristics, including connectivity, offer the potential for visitor accommodation, such as a hotel. Public car parking provision should also be assessed and retained as required.

Barnet Eye comment:

At the meeting with Barnet Council last night, many residents from Langley Park, NW7 attended. There were numerous concerns about the effects of loss of parking provision on local roads, given the commuting patterns from Mill Hill Broadway. Mill Hill Broadway and The Thameslink rail service are popular sites. Barnet council admitted that the car park is now viewed as ancillary to the Station rather than as a necessary support for parking for the shops at Mill Hill. Any resident living close to Mill Hill will recognise that there is woefully inadequate parking provision for existing residents and any loss of parking in an already established area is likely to cause additional problems for residents. 

The logic for a hotel on the site seems deeply flawed. The idea was mooted along the lines that it would bring people to Mill Hill, wishing to use the Thameslink connections to London and also to bring trade to the High Street. It seems to me unlikely that people using the hotel to visit central London will add much to the Mill Hill economy, although the unskilled jobs supporting the hotel will add opportunities for teenagers and migrant workers. There is already a very large hotel in Mill Hill at Scratchwoods Service Station. Our preference would be to better integrate this into Mill Hill. At present this cannot be easily accessed by Mill Hill Residents. We would prefer to see the access road opened up, with the restrictions for access to the M1 as a ratrun, moved elsewhere, so residents with visiting relatives can use the hotel easily. 

Site No. 46	Site Address:
IBSA House (Mill Hill East Growth Area)	The Ridgeway, Mill Hill, NW7 1RN
Site Map			Location Map
			Site Size: 2.08 ha PTAL 2019: 1B PTAL projected 2031: 1B Ward: Mill Hill
Existing or most recent site use/s: office / light industrial / storage and distribution		Ownership: Private
Proposed use type/s: residential-led with 20% B1 uses		Indicative residential capacity: 125
Location type: Suburban		Site source: Call for sites

January 2020

307

Preferred Approach

Applicable Draft Local Plan policies: GSS01, GSS07, HOU01, HOU02, CDH01, CDH02, CDH03, CDH07, CHW02, ECY01, ECY02, ECY03, ECC05, TRC01, TRC03	Development timeframe: 6-10 years
Site description: The site contains the print works and offices for International Bible Students Association within a modern 5-storeys building on the Finchley Ridge. The site is adjacent to residential areas of the Millbrook Park development. To the north of the site is Green Belt, with the designation overlapping part of the site alongside Partingdale Lane.
Initial planning considerations: Proposals must be of appropriate scale and design that responds to the context. There should be delivery of high quality residential-led mixed used development comprising a range of housing types and tenures, including family homes. B1 uses should be provided to support economic growth and employment through provision of workspace for small and medium sized enterprises. Proposals must ensure development does not negatively affect the small area of Green Belt at the north of the site.

Barnet Eye Comment. 

Whilst it seems that there is a missed opportunity for a more mixed development on a large site, removing employment opportunities. Any develpment must have cast iron protections for the Green Belt and not compromise the local wildlife during the development.  The timescale for this seems to be rather far fetched, given the vacation date of IBSA.

 

Site No. 47	Site Address:
Mill Hill East Station (Mill Hill East Growth Area)	Bittacy Hill, Mill Hill, NW7 1BS – airspace above and land adjoining station
Site Map		Location Map

		Site Size: 1.24 ha PTAL 2019: 3 PTAL projected 2031: 3 Ward: Mill Hill
Existing or most recent site use/s: railway station, platforms and lines, with public car parking and unused bordering land	Ownership: Public (non-Council)
Proposed use type/s: residential with 40% mixed uses (retained rail infrastructure, car parking).	Indicative residential capacity: 127
Location type: Urban	Site source: Call for sites
Applicable Draft Local Plan policies: GSS01, GSS07, GSS12, HOU01, HOU02, CDH01, CDH02, CDH03, CDH07, CHW02, ECC06, TRC01, TRC02, TRC03	Development timeframe: 11-15 years
Site description: The site includes Mill Hill East Station building, platform and tracks, along with the public car park (42 spaces) and overgrown adjacent strip of land. The large, partially completed Mill Brook Park development is across Bittacy Hill road to the north east of the site. To the north is low-density two- storey housing, while to the south is a supermarket and gym surrounded by large areas of surface car parking.
Initial planning considerations: The varied surroundings to the site mean that the design must be sensitive in terms intensification; for example, the southern boundary towards the supermarket provides greater scope for building height than towards the low-rise housing to the west. Preservation of mature trees required. The station building and associated platforms and tracks must be retained and/ or re-provided. An assessment of public car parking requirements must be undertaken and re-provided as required.

Barnet Eye comment. 

Any development of the station site must ensure that there is no limitation on the future provision of a two track layout for the station and an extension to the Saracens/Copthall site. This trackbed must be protected.

Site No: 48

Site Address:

Mill Hill Library (Mill Hill Town Centre)		Hartley Avenue, NW7 2HX
Site Map			Location map
			Site Size: 0.17 ha PTAL (2019): 4 PTAL projected 2031: 4 Ward: Mill Hill
Existing or most recent site use/s: public library and associated car parking	Ownership: Council
Proposed use type/s: Residential 50% with community uses	Indicative residential capacity: 19
Location type: Urban	Site source: Council assets disposal programme
Applicable Draft Local Plan policies: GSS01, GSS08, HOU01, HOU02, CDH01, CDH02, CDH08, TOW01, TOW02, CHW01, CHW02, TRC01, TRC02	Development timeframe: 6-10 years
Site description: Mill Hill Library is a single storey Neo-Georgian building in red brick with stone portico and slate tiled roof which was built in 1937. The building has been nominated for the Local Heritage List. The curtilage includes a border of landscaping, along with an access road to a rear car park. Opposite lies the fire station built in a similar civic style. To the west of the site is a car park while to the east is a three-storey officer building. The location is close to Mill Hill district centre and lies close to the A1 arterial road. Mill Hill station is within approximately 500m.

Preferred Approach

Planning considerations:
The library is community infrastructure and must be re-provided either on site or at a suitable alternative location.
Due to the proposed Local Heritage listing, proposals should retain the existing building and sensitivity integrate new uses or additional buildings.
Good accessibility to the Mill Hill district centre and transport links will help to support new uses on this site.

Barnet Eye Comment.

Any redevelopment of the Library/hub space must ensure that there is no loss of provision at any time, given the integral role of the library for young people and elderly residents. The architectural importance of the site should also be recognised.

 

Site No. 49		Site Address:
Watchtower House & Kingdom Hall (Mill Hill East Growth Area)		The Ridgeway, Mill Hill, NW7 1RS/ 1RL
Site Map			Location map
			Site Size: 7.31 ha PTAL 2019: 1B PTAL projected 2031: 1B Ward: Mill Hill
Existing or most recent site use/s: sui generis religious community; Major Developed Site in the Green Belt – UDP 2006	Ownership: Private
Proposed use type/s: residential with 50% retained as undeveloped Green Belt and 10% community uses	Indicative residential capacity: 219
Location type: Suburban	Site source: Call for sites

Initial planning considerations:
The public footpath traversing the site must be retained.

Preferred Approach

Applicable Draft Local Plan policies: GSS01, GSS07, HOU01, HOU02, CDH01, CDH02, CDH03, CDH07, CHW02, ECC05, ECC06, TRC01, TRC03

Development timeframe: 11-15 years

Site description:
A large site with extensive open spaces within designated Green Belt and the Mill Hill Conservation Area, previously classified as a Major Development Site within the Green Belt. There is a broad west/ east split, with the eastern half of the site containing a sprawling complex, largely over three storeys, which provides 85 self-contained residential units and ancillary services for staff of the International Bible Students Association (IBSA), at nearby IBSA House. There are also extensive gardens and car parking. The western half of the site comprises a Kingdom Hall with a large, open field. The site has numerous mature trees and is subject to an Area Tree Preservation Order. A public footpath bisects the site north-south. The land falls sharply from north to south, providing good views towards London. Suburban roads of semi-detached housing surround the site to the south, east and west, with The Ridgeway to the north.

The quantum and design of redevelopment are significantly constrained by numerous factors,

including the low level of public transport access, the suburban semi-rural character, the Green Belt

and Conservation Area status, the very prominent position at the top of the ridge, and trees subject

to TPOs

Barnet Eye Comment. 

Whilst it seems that there is a missed opportunity for a more mixed development on a large site, removing employment opportunities. Any develpment must have cast iron protections for the Green Belt and not compromise the local wildlife during the development.  The timescale for this seems to be rather far fetched, given the vacation date of IBSA. There are important local wildlife considerations such as Barn Owls on the adjacent fields. These must be protected both from development and from disturbance during development. 

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That is all of the main references to the plan. However, we believe  that there is much missing from the plan in regards to Mill Hill.  We would have expected to see the following.

1. Mill Hill Broadway Station. We believe that the plan should not just address the Bunns Lane Car park, but for the whole station. There are significant air quality issues at the station. This is in part due to the fact that it is in a dip, there is poor air circulation, buses idling spewing out diesel fumes and the M1 passing above. Our suggestion would be a complete reworking of the layout of the station. If the main office, primary exit and bus station was moved to the Bunns Lane Car Park, this would remove a pollution hot spot and allow for a more sympathetic development of the station undercroft.  If buses terminating at Mill Hill stopped at Bunns Lane, this would remove the issue of idling engines causing pollution in a confined area. It would also improve accessibility for disabled people. 

2. Mill Hill Broadway. We believe that the Broadway needs a degree of improvement and regeneration. The council should actively be working to bring a cinema back to Mill Hill and create a more business friendly environment. 

3. There should be a stronger recognition of Mill Hill's important sport and music sites, such as Saracens, Powerleague and Mill Hill Music Complex. These sites should be a focus of proper planning to get young people involved in music and sport. 

4. National Grid Powerstation on Partingdale Lane. The recent planning application for a gas fired power station on this site identifies the need for recognition of the site in the plan and proper protection for the adjacent Green Belt.

5. Mill Hill School. The school is the major landowner in Mill Hill. It is also a large employer and contributes to much traffic on the Ridgeway. This should also be recognised in the plan with protections for the heritage buildings and improvements to parking arrangements.

6. We have saved our biggest criticism until the end. The local plan has no plan for Mill Hill as a community. It is simply a hotch potch collection of policies for a bunch of disparate schemes. There is no real attempt to take a holistic view or improve the quality of life for Mill Hill Residents.