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8/2/2019 Finchley Memorial Planning Statement
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Planning Statement
For
Finchley Memorial Hospital/
Bow Lane Playing Fields
Prepared by Savills
on behalf of
NHS Barnet
September 2009
Lansdowne House, 57 Berkeley Square, London, W1J 6ER
Tel: 020 7499 8644 Fax: 020 7016 3769
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Contents
Executive Summary 2
1.0 Introduction 4
2.0 Supporting Information 6
3.0 Public Consultation 7
4.0 Site and Surroundings 8
5.0 Planning History 10
6.0 The Proposals 13
7.0 Planning Policy Framework 16
8.0 Planning Issue and Appraisal 34
9.0 Summary and Conclusions 63
Appendices
1. Site Location Plan
2. Direction from the Secretary of State regarding the Barnet UDP
3. Sunlight and Daylight Assessment
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Executive Summary
On behalf of NHS Barnet, we have great pleasure in submitting a planning application for
the redevelopment of Finchley Memorial Hospital and the former Bow Lane Playing
Fields. The proposals include the construction of a new larger, modern hospital in a
more central location within the site, along with the provision of a number of publicly
accessible open/recreational spaces. The existing hospital buildings will be demolished
(with the exception of Bullimore House) and replaced with new public open space.
There is a clear and compelling need for the redevelopment of Finchley Memorial
Hospital which is no longer fit for purpose. The construction of a modern facility is
essential to help NHS Barnet deliver its services efficiently and effectively to people in
Barnet. The proposals will also meet NHS Barnets vision of a new health campus,
whereby a number of complementary facilities and spaces, in addition to primary health
care, promote healthy wellbeing and health activities.
The new hospital will be highly sustainable; it will not only be an energy efficient building,
but is also based on the concepts of flexibility and adaptability to ensure it functions
effectively in the short, medium and long term. In addition, a new energy centre will be
constructed to assist in the reduction of carbon emissions from the hospital. Care has
also been taken to ensure that the landscaping improves the ecological value of the site.
New and enhanced pedestrian and cycling access will increase the permeability of the
site and encourage more sustainable modes of transport. The proposals also seek to
address the issue of inadequate car parking at the hospital, which currently results in
overspill onto the surrounding roads. The proposed solution will be coupled with
transport improvements to the local area and implementation of Travel Plan measures.
The principle of the proposals is supported in policy terms through the Councils adopted
planning brief for Finchley Memorial Hospital and the former Bow Lane Playing Fields
and flows from extensive consultation with relevant statutory bodies, key stakeholders
and the wider community.
The proposals will create a much needed modern hospital, set in open/recreational space
which will bring substantial benefits to patients, visitors, staff and the local community.
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1. Introduction
1.1 This report has been prepared in support of a planning application on behalf of
NHS Barnet for the construction of a new modern hospital on the site of the
Finchley Memorial Hospital and the former Bow Lane Playing Fields site located
in North Finchley.
1.2 The proposal involves the construction of a new larger, modern hospital and a
new energy centre in a more central location within the site, along with the
provision of a number of publicly accessible open/recreational spaces.
1.3 It is a key clinical requirement that the main hospital remains operational during
the construction period and therefore only four small out buildings will be
demolished as part of phase one to allow for a temporary construction road from
Granville Road to the centre of the site. The remaining hospital buildings will be
demolished (with the exception of Bullimore House) as part of phase two. This
land will then be landscaped and made open to the public.
1.4 The existing hospital was originally developed in 1908 with alterations and
extensions added until 1992 in order to address capacity issues. NHS Barnets
Estate Strategy has identified that Finchley Memorial Hospital suffers from
overcrowding and fails in terms of functional sustainability and Disability
Discrimination Act (DDA) access requirements. The hospital is also unable to
offer modern standards of privacy and dignity due to its poor layout. The
environmental performance of the buildings is very poor. The existing hospital is
therefore no longer fit for purpose.
1.5 The new hospital will be a key component in delivering sustainable healthcare
provision in the borough by providing local health services in the areas of greatest
need in the context of a growing population. This will deliver a number of benefits
to patients and health care services, including:
Improving patient care and experience;
Reducing the reliance on acute services by providing more services
locally;
Improving access to services;
Avoiding unnecessary admissions; and
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Reducing the length of stay in acute hospital beds.
1.6 NHS Barnet intend to integrate the hospital and the open space to create a health
campus, promoting wellbeing and health activities.
1.7 The principle of the proposals is supported in policy terms through the Councils
adopted planning brief for Finchley Memorial Hospital and the former Bow Lane
Playing Fields and follows extensive consultation with relevant statutory bodies,
key stakeholders and the wider community.
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2. Supporting information
2.1 This Planning Statement should be read in conjunction with the corresponding
application drawings along with the additional documents which also form part of
the planning application. These are:
Design & Access Statement;
Statement of Community Involvement;
Statement of Clinical Services;
Transport Assessment & Travel Plan;
Construction Management Statement;
Sustainability Statement & Checklist;
Energy Strategy;
Flood Risk Assessment & Drainage Strategy;
Open Space Audit;
Open Space Management & Maintenance Strategy;
Arboricultural Report;
Habitat Survey & Protected Species Report;
Bat Assessment;
Landscape & Public Realm Strategy;
Archaeology Report;
Noise Impact Assessment; and
Draft S106 Heads of Terms (included as section 8 within this Planning
Statement).
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3. Public Consultation
3.1 NHS Barnet recognises the importance and benefits of undertaking consultation
as part of the development process. This has helped to meet the needs and
aspirations of a wide range of stakeholders including the local community, which
has lead to a more consensual and therefore more sustainable form of
development. The consultation methods used included:
An open day;
Consultation events/workshops;
Planning and Development Forum (in conjunction with London Borough
of Barnet);
Newsletters/questionnaires;
Design vision workshops;
Meetings and discussions with officers at London Borough of Barnet
and other statutory consultees including the GLA, Sport England, TfL,
and the Environment Agency;
Meetings with local amenity groups and residents associations;
Discussions with a number of sports groups;
A members briefing session;
A section on the NHS Barnet website with proposal details and an
online feedback response form; and
A dedicated email address and telephone number for people to ask
questions or provide any feedback.
3.2 The community consultation process raised a number of views and issues.
These have been taken into account in the creation of the designs for the hospital
and have been balanced alongside advice from the Council, Sport England, the
GLA and other statutory bodies in developing a viable proposal that will have
numerous benefits for the patients, staff, visitors and the local community and the
borough as a whole.
3.3 Full details of the consultation undertaken are provided in the Statement of
Community Involvement submitted in support of the planning application.
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4. Site and Surroundings
4.1 The site comprises approximately 5.4 hectares of land. The existing hospital
takes up an area of approximately 1.7 hectares and comprises approximately
8,585 sq.m. A site location plan is attached at appendix 1.
4.2 There is an area of surface car parking to the front which provides 76 parking
spaces, 3 of which are for disabled users. However, it is apparent that the
demand for parking on the hospital site itself far exceeds the number of spaces
provided. There are no parking controls in the local area and a lack of parking
provision at the hospital at present has resulted in a significant overspill of
parking onto neighbouring streets.
4.3 The former playing fields cover an area of approximately 3.7 hectares to the rear
of the existing hospital and front onto Bow Lane. They have not been used for
approximately 15 years and are secured by a locked fence and, as such are not
publicly accessible.
4.4 The site is bounded to the west by Bow Lane; Granville Place which fronts onto
High Road to the east and Granville Road to the north. Adjoining the site to the
south is Heatherdene Close and Our Lady of Lourdes (RC) Primary School. It is
a predominantly residential area. Properties on Bow Lane and Granville Road
mainly consist of 2 storey Edwardian terraced and 1930s semi detached
dwellings. To the east of the site in Granville Place are purpose-built flats of 4
storeys which front onto High Road. Heatherdene Close is a cul-de-sac to the
south of the site which comprises a mix of 2 and 3 storey modern town houses.
4.5 The main access to the hospital is from Bow Lane with a secondary vehicular
access off Granville Road. Access to the former Bow Lane Playing Fields was
formally via Bow Lane, however, this part of the site has not been accessible for a
number of years.
4.6 Granville Road and Bow Lane are local distributor roads which provide links to
the A598, Ballards Lane to the west and the A1000, High Road/Great North Road
to the east. This is the main access to central London and is part of the strategic
road network.
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4.7 The site is served by a number of bus routes that run along the High Road. West
Finchley underground station is located less than 1km (0.5 miles) away from the
hospital providing northern line services, and New Southgate mainline station is
approximately 2.5km (1.6 miles) away. This site has a Public Transport
Accessibility Level of 2/3 (with 6 being the highest).
4.8 The site has reasonable pedestrian and cycle access with well lit footways either
side of Bow Lane and Granville Road and two on-road London Cycle Network
(LCN) routes within close proximity to the Granville Road hospital entrance.
4.9 The site is in an Air Quality Management Area. There are no other specific site
designations that cover the site in terms of the Councils UDP proposals map.
However, the Council adopted a planning brief in relation to Finchley Memorial
Hospital and the former Bow Lane Playing Fields in 2007 which sets out planning
principles for the future use and development of the site.
4.10 The site is not in a Conservation Area and none of the existing buildings are
listed. In addition, none of the trees on the site are protected by Tree
Preservation Orders.
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5. Planning History
5.1 Finchley Cottage hospital was opened in 1908. Originally, the hospital included
two wards one with 10 beds for men another with 8 for women plus 2 isolation
beds, along with an operating theatre and a house for the caretaker.
5.2 The hospital expanded in 1920 to a 40 bed facility with the donation of a 20 bed
hutted ward. Then, in 1926 a casualty block of two wards, each containing 4
beds, was opened. In 1933 a wing of 26 rooms over two floors known as the
Dickens and Fallowfield wards was opened.
5.3 X-Ray and Physiotherapy Departments were built in 1959/60 followed by the
construction of a Chapel in January 1962, which later became the Granville
Mother and Baby Clinic.
5.4 Following the addition of a day room to Homan Ward in 1967 similar construction
was undertaken for the Woodrow Ward in 1968. In the same year new casualty
and out patient departments were also built. The Marjory Warren Ward and the
George Brunskill Ward were built in 1976.
5.5 In 1986/7 a new day hospital for the elderly was built on the area previously
occupied by Woodrow and Homan Wards.
5.6 A number of other planning applications principally relating to alterations and
extensions to the hospital were granted over the next 20 years. These are set
out in Table 1 below. Table 2 sets out the planning history for the former Bow
Lane Playing fields.
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Table 1: Finchley Memorial Hospital Planning History
Applicationnumber
1
Description of development Decision
C01856 A planning application was submitted forextensions to the hospital.
Planning permissionwas granted subject to
conditions on23/04/1968.
C01856A A planning application was submitted for theerection of two flats.
Planning permissionwas granted subject toconditions on11/06/1968.
C01856B A planning application was submitted for theproposed section 5 unit and alterations toexisting section 4 unit.
Planning permissionwas granted subject toconditions on23/09/1969.
C01856C A planning application was submitted fortheerection of two flats and two garages at thehospital.
Planning permissionwas granted subject toconditions on
09/12/1970.C01856D A planning application was submitted for the
erection of a fourth floor extension to theexisting Nurses Home at the hospital.
Planning permissionwas granted subject toconditions on27/01/1971.
GD/C01856E A planning application was submitted for thechange of use from residential to offices fortemporary a temporary period.
Planning permissionwas granted subject toconditions on22/10/1986.
GD/C01856F A planning application was submitted for afront entrance extension and glazed canopyand single storey side extension.
Planning permissionwas granted subject toconditions on25/09/1990.
C01856H A planning application was submitted for anaddition of a conservatory to rear of MarjoryWard.
Planning permissionwas granted subject toconditions on31/07/1996.
C01856J A planning application was submitted for a part single, part two storey extension toexisting wards, a new link between existingbuildings, a new ramp, pathway, stairs and acourtyard.
Planning permissionwas granted subject toconditions on29/11/1999.
C01856K A planning application was submitted for achange of use of Bullimore House fromresidential to office accommodation.
Planning permissionwas granted subject toconditions on14/12/1999.
C01856L A planning application was submitted for new
PVCu windows to Brunskil Ward, the DayHospital, Dickens Ward, the Wheelchair Clinicand Adams Wing.
Planning permission
was granted subject toconditions on04/10/2002.
C01856M A planning application was submitted for thedemolition of existing building (The Lodge)and erection of new walk-in centre and
Planning permissionwas granted subject toconditions on
1 Planning history obtained through a Local Authority search completed by the London Borough of Barnet.
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covered walkway and alteration / addition toexisting parking area.
7/12/2004.
C01856N A planning application was submitted fordetails pursuant to Condition 2 (parkingdetails) of planning permission C01856M/04.
Planning permissionwas granted on07/12/2004/ on05/07/2005.
Table 2: The Former Bow Lane Playing Fields Planning History
Applicationnumber
Description of development Decision
C06117 A planning application was submitted for theerection of a 3.6m high chain link fencing.
Approved (datenot known)
C06117A A planning application was submitted for theerection of six flood light post around an
existing rugby practice pitch.
Approved (datenot known)
C06117B A planning application was submitted for theerection of six flood light post aroundexisting rugby practice pitch.
The applicationwas withdrawn on12/01/1990.
C06117D A screening opinion was submitted todetermine if an environmental impactassessment was required in respect of newcommunity hospital.
The councildetermines that anenvironmentalstatement was notrequired on01/04/2008.
5.7 In September 2008, NHS Barnet acquired the former playing fields adjacent to the
current hospital site from Camden Council with the full support of Barnet Counciland the local MPs.
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6. The Proposals
6.1 The existing hospital is no longer fit for purpose. It is expensive to maintain and
does not meet modern clinical requirements nor is it DDA compliant. The former
playing fields to the rear of the existing hospital have not been used for
approximately 15 years and are not publicly accessible.
6.2 The proposal comprises the construction of a new larger, modern hospital and a
new energy centre, along with complementary facilities and a series of publicly
accessible open spaces. NHS Barnet intends to integrate the new hospital and
the open space to create a health campus, promoting wellbeing and health
activities.
6.3 Only four small out buildings will be demolished as part of phase one to allow for
a temporary construction road from Granville Road to the centre of the site. The
remaining hospital buildings will be demolished (with the exception of Bullimore
House) as part of phase two. This land will then be used for the creation of new
public open space. Bullimore House itself will be retained for office/administration
purposes.
6.4 The central location of the hospital maximises the distance between the hospital
and neighbouring residential properties, limiting its impact on residential amenity.
Its position will also result in a tranquil and peaceful environment for hospital
users as it is set back from the main road and will enable the main current
hospital buildings to be demolished after construction of the new hospital, thereby
minimising disruption to primary care services this is a key clinical requirement.
6.5 The hospital will be a part 2, part 3 storey building (plus part lower ground floor)
comprising primary care accommodation, a pharmacy, caf, gym, changing
rooms and shop on the ground floor; 54 single patients bedrooms arranged over
4 clusters on the first floor; and staff/office accommodation on a partial second
floor. Ancillary accommodation, will be provided at lower ground level, such as
storage space, a postal sorting room, administration offices and a laundry. The
energy centre will be a one storey high building located immediately to the south
east of the new hospital.
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6.6 Given that the main building will be both a hospital (use class C2) providing
accommodation for inpatients in need of longer term care, as well as a primary
care facility (use class D1), which offers a range of health services to local people
who will be dealt with via day appointments, we have not sought to classify the
specific use of the proposals in the description of development.
6.7 Ward and therapy gardens will be created directly adjacent to the hospital for use
by patients, staff and visitors. It is proposed that the site provides the following
publically accessible open spaces:
2 five a-side grass pitches;
1 junior football grass pitch;
A communal green;
A wildlife garden;
A memorial garden; and
A network of footpaths through the greenspace.
6.8 Although the main purpose of the new hospital building is to provide modern
primary care services, it is also proposed that parts of the building will be used for
general community activities. The new hospital will provide spaces and facilities
that will be accessible to wider public use, including meeting and training areas,
group rooms, a gym, and changing facilities (for use in conjunction with the gym
and the open spaces) as well as a caf, pharmacy and shop. These facilities willbe carefully managed to ensure that the community use of the building is
compatible with its function as a hospital.
6.9 It is proposed that vehicular access to the new hospital will be provided via
Granville Road as anticipated by the Council in their planning brief for the site.
This access road will lead to a car park, service road and drop off point. The car
park will be shared by hospital users and those utilising the spaces for community
activity, such as the activity rooms, caf and open spaces. It will also be of
sufficient capacity to alleviate the overspill on-street parking that currently effectsnearby residential streets.
6.10 The proposals include provision for 216 car parking spaces, 17 of which will be
for disabled users; space for 4 motorbikes and three ambulance bays and cycle
parking for 81 bicycles.
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6.11 The service road will provide for deliveries and waste collection via a discrete
route at the rear of the new building. It will also be used for ambulance arrivals
via a dedicated entrance at the rear of the building.
6.12 The other vehicular access on Bow Lane will be closed following completion of
phase two of the development (when the main hospital buildings have been
demolished as part of phase 2 and the land used to create new public open
space). This will provide a clear and manageable access strategy for the hospital
and will reduce vehicular movements on Bow Lane to improve the street and
residential environment. Two dedicated pedestrian/cyclist entrances will be
provided along Bow Lane.
6.13 The hospital building will be located centrally within the site on what is currently
inaccessible open space. However, this will not result in a significant loss of open
space as the existing hospital site will principally be converted into a publicly
accessible communal open space. To put this into context, the existing open
space on site is 3.7 hectares. The new hospital will include 3.5 hectares of
open/recreational space, of which the vast majority will be publicly assessable to
provide hospital users and the wider community with both passive and active
recreational opportunities.
6.14 A new substation will also be required to support the new, larger hospital; details
of which will be submitted to the Council for approval shortly. The likely location
of the new substation has been shown on an indicative plan for information
purposes only at this stage, but confirmation is being sought from EDP on the
final specification.
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7. Planning Policy Framework
7.1 This section considers the planning policy framework relating to the site. These
policies are contained within the adopted Development Plan, which compromises
the London Plan (consolidated with alterations since 2004), and London Borough
of Barnets Unitary Development Plan (UDP) (2006) together with the relevant
planning brief for the site, adopted in June 2007. A number of national and
regional planning policies are also relevant to the proposal, and these are
considered first below.
National Planning Guidance
7.2 Government guidance on the main planning issues is provided in Planning Policy
Statements (PPS), and in Planning Policy Guidance Notes (PPGs). This
guidance assists local planning authorities in the production of development plans
and in determining planning applications. The key PPSs and PPGs which apply
to the development are summarised below.
PPS1 Delivering Sustainable Development (2005)
7.3 PPS1 sets out the Governments objective of developing strong, vibrant and
sustainable communities, which includes meeting the needs of all people and
existing and future communities. In addition, this document sets out the
Governments commitment to promoting strong, stable and productive
economies, which includes ensuring that suitable locations are available for
health facilities and that infrastructure and services are provided to support new
and existing housing.
Planning Policy Statement: Planning and Climate Change - Supplement toPlanning Policy Statement 1
7.4 The PPS, a supplement to PPS1, sets out how planning in providing for the new
homes, jobs and infrastructure needed by communities should contribute to
reducing emissions and stabilising climate change and take into account the
unavoidable consequences.
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PPG13 Transport (2001)
7.5 This sets out the Governments objectives to integrate planning and transport at
national, regional and local levels and to promote more sustainable transport
choices. The guidance identifies three key objectives in delivering these aims:
Promote more sustainable transport choices for people;
Promote accessibility to jobs, shopping, leisure facilities and servicesby public transport, walking and cycling; and
Reduce the need to travel, especially by car.
7.6 The Guidance makes a number of specific recommendations with regard to the
preparation of Travel Plans. It recognises that Travel Plans are important since
they can deliver sustainable transport objectives, including reductions in carusage, particularly single occupancy journeys, and increased use of public
transport, walking and cycling.
7.7 The document also states that Travel Plans should be submitted alongside
planning applications which are likely to have significant transport implications.
Such Travel Plans should have measurable outputs that relate to targets in the
local transport plan and should set out the arrangements for monitoring the
progress of the plan, as well as the arrangements for enforcement, in the event
that the agreed objectives are not met.
PPG17 - Planning for Sport and Recreation (2001)
7.8 This document sets out the Governments objectives for open spaces, sport and
recreation. These include; supporting urban renaissance, promotion of social
inclusion and community cohesion, health and wellbeing and promotion of
sustainable development.
7.9 Paragraph 1 of PPG17 states that local authorities should undertake robustassessments of the existing and future needs of their communities for open
space, sports and recreational facilities (paragraph 1). In addition, the document
provides that Local Authorities should undertake audits of existing open space,
sports and recreation facilities which should consider both the quantitative and
qualitative elements of open space, sports and recreational facilities (paragraph
2). Assessments and audits should identify specific needs and quantitative and
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qualitative deficits or surpluses of open space, sports and recreational facilities,
which is necessary for effective planning.
7.10 In setting standards for open space, PPG17 states that the Government believes
open spaces standards are best set locally and that national standards cannot
cater for local circumstances, such as differing demographic profiles and the
extent of existing built development in an area (paragraph 6).
7.11 Paragraph 10 states that existing open space, sports and recreational buildings
and land should not be built on unless an assessment has been undertaken to
show that they are surplus to requirements. In the absence of a robust and up-to-
date assessment, PPG17 states that applications for planning permission may
seek to demonstrate through an independent assessment that land is surplus to
requirements (paragraph 10). This includes consulting with the local community
to demonstrate that proposals are widely supported. In addition, paragraph 15
states that planning permission for developments on playing fields should not be
allowed unless a robust assessment has been undertaken in accordance with
PPG17.
7.12 The Annex in PPG17 sets out the various typologies that should be considered
as part of open space assessments and states that this typology, or variations of
it, should be used when preparing assessments of need and audits of existing
open spaces. It also provides that, for the purposes of assessment of need and
audits of existing built facilities for sport and recreation, a typology which include
swimming pools, indoor sports halls and leisure centres, indoor bowls centres,
indoor tennis centres, ice rinks and community centres should also be used.
PPG24 - Planning and Noise
7.13 PPG24 outlines the considerations that need to be taken into account in
determining planning applications both for the noise sensitive developments and
activities that generate noise.
PPS25 - Development and Flood Risk
7.14 PPS25 aims to avoid and reduce the impacts of flooding on people, property and
the environment through good planning and management of flood risk. It states
that flood risk needs to be taken into account at all stages of the planning
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process, and should be reduced through the location, layout and design of
development, taking into account the impacts of climate change.
7.15 It requires that developers undertake site specific Flood Risk Assessments (FRA)
to demonstrate whether a proposed development is likely to be affected by
current or future flooding; the development is safe and where possible reduces
flood risk; whether it will increase flood risk; and the measures proposed to deal
with these effects and risk. In addition PPS25 provides that sustainable urban
drainage systems (SUDS) should be incorporated to reduce flood risk and flood
resilience measures should be incorporated.
Circular 05/2005 Planning Obligations
7.16 Circular 05/05 sets out the Governments policy for planning obligations.
Paragraph B1 states that the principal objective of the planning system is to
deliver sustainable development, through which key Government social,
environmental and economic objectives are achieved. Paragraph B5 provides
that planning obligations should only be sought where they meet all of the
following tests:
i. relevant to planning;
ii. necessary to make the proposed development acceptable in planning
terms;
iii. directly related to the proposed development;
iv. fairly and reasonably related in scale and kind to the proposed
development; and
v. reasonable in all other respects.
Circular 11/95 The Use of Conditions in Planning Permissions
7.17 Circular 11/95 advises that conditions should be necessary, relevant to planning,
relevant to the development permitted, enforceable, precise and reasonable in all
other respects.
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A Sporting Future for the Playing Fields of England Policy on Planning
Applications for Development on Playing Fields
7.18 This document sets out Sport Englands policy in terms of planning applications
for development on playing pitches. It sets out a number of specific
circumstances whereby Sport England will not oppose the granting of planning
permission for any development which would lead to the loss of, or would
prejudice the use of, all or any part of a playing field or land last used as playing
fields in an adopted or draft deposit local plan. These circumstances are where:
E1 - A carefully quantified and documented assessment of current
and future needs has demonstrated to the satisfaction of Sport
England that there is an excess of playing field provision in the
catchment, and the site has no special significance to the
interests of sport;
E2 - The proposed development is ancillary to the principal use of
the site as a playing field or playing fields, and does not affect the
quantity or quality of pitches or adversely affect their use;
E3 - The proposed development affects only land incapable of
forming, or forming part of, a playing pitch, and does not result in
the loss of or inability to make use of any playing pitch (including
the maintenance of adequate safety margins), a reduction in the
size of the playing areas of any playing pitch or the loss of any
other sporting/ancillary facilities on the site;
E4 - The playing field or playing fields, which would be lost as a
result of the proposed development, would be replaced by a
playing field or playing fields of an equivalent or better quality and
of equivalent or greater quantity, in a suitable location and subject
to equivalent or better management arrangements, prior to the
commencement of development.
E5 - The proposed development is for an indoor or outdoor sports
facility, the provision of which would be of sufficient benefit to the
development of sport as to outweigh the detriment caused by the
loss of the playing field or playing fields.
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Regional Planning Guidance
The London Plan (Consolidated with alterations since 2008)
7.19 The revised London Plan was published in February 2008 and forms part of the
statutory Development Plan for Barnet.
7.20 Barnet is located in the North London sub-region. Policy 5B.1 (the strategic
priorities for North London) states that a strategic priority for the sub-region is to
accommodate population growth in sustainable communities, taking account of
their needs for social and community infrastructure.
Social Infrastructure
7.21 Paragraph 3.277 states that the issue of population growth needs to be
accompanied by the necessary facilities to ensure a good quality of life, together
with the social infrastructure necessary to enable communities to operate.
7.22 Policy 3A.18 (Protection and enhancement of social infrastructure and community
facilities) states that increased provision of such facilities, including primary
healthcare facilities, should be sought. Paragraph 3.100 states that accessible
and affordable community facilities are key to enabling the community to function.
In addition, paragraph 3.103 states that Londons health service is vital to
maintaining London as an exemplary, sustainable world city and is one of the
capitals major employers.
7.23 Policy 3A.21 (Location for health care) states that policies should support the
provision of additional healthcare as identified by primary care trusts. It further
states that the preferred location of hospitals are in areas accessible by public
transport.
7.24 Policy 2A.2 (The spatial strategy for development) states that the Mayor will seek
to influence the spatial development of London by addressing the quality of life
and other key issues facing many suburbs in inner and outer London and
securing significant improvements in access, services and sustainability.
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Transport
7.25 Policy 3C.1 (Integrating transport and development) states that the Mayor will
work to ensure the integration of transport and development by; encouraging
patterns and forms of development that reduce the need to travel, especially by
car; improving public transport, walking and cycling capacity and accessibility
where it is needed; and supporting high trip generating development only at
locations with high levels of public transport accessibility and capacity. It also
provides that parking should reflect levels of public transport accessibility.
7.26 Policy 3C.2 (Matching development to transport capacity) requires developments
with significant transport implications to include a transport assessment and travel
plan as part of a planning application.
7.27 Policy 3C.23 (Parking strategy) states that the Mayor will seek to ensure that on-
site car parking at new development is the minimum necessary and that there is
no over-provision that could undermine the use of more sustainable non-car
modes, taking account of the
Sustainability
7.28 London Plan policy 2A.1 (Sustainability criteria) states that boroughs should
promote, support and encourage development that secure social, environmental
and economic objectives. This includes optimizing the use of previously
developed land; using a design led approach to optimize the potential of sites;
ensure that development will take place in locations that are currently or will be
accessible by sustainable modes of transport; and that development incorporates
green infrastructure. Moreover, Policy 4A.3 (Sustainable design and
construction) states that the Mayor will ensure that future development meets the
highest standards of sustainable design and construction,
7.29 Policy 4A.1 (Tackling climate change) states that the following hierarchy will be
used to assess applications:
Using less energy;
Supply energy efficiently; and
Use renewable energy.
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7.30 The application of the hierarchy should most effectively reflect the context of each
development, in terms of its nature, size, location, accessibility and operation.
Further, paragraph 4.9 state that the fullest and most appropriate contributions
can be identified in the context of each particular proposal and in all cases, the
most important consideration will be the achievement of reductions in carbon
dioxide emissions.
7.31 Policy 4A.4 (Energy assessment) states that the Mayor will require an
assessment of the energy and demand of carbon dioxide emissions from
proposed major developments, demonstrating expected energy and carbon
dioxide emission savings from the energy efficiency and renewable energy
measures incorporated in the development, including the feasibility of
CHP/CCHP.
7.32 Policy 4A.6 (Decentralised energy: heating, cooling and power) states that the
Mayor will require development to demonstrate that their heating, cooling and
power systems have been selected to minimize carbon dioxide emissions. In
addition, developments should evaluate combined cooling, heat and power
(CCHP) and combined heat and power (CHP) and will expect all major
development to demonstrate that the proposed heating and cooling systems have
been selected in the following order of preference:
Connection to existing CCHP/CHP distribution networks;
Site-wide CCHP/CHP powered renewable energy;
Gas-fired CCHP/CHP or hydrogen fuel cells accompanied by
renewables;
Communal heating and cooling fuelled by renewable sources or
energy; and
Gas fired communal heating and cooling.
7.33 Policy 4A.7 (Renewable energy) states that the Mayor will adopt a presumption
that developments will achieve a reduction in carbon dioxide emissions of 20%
from on site renewable energy generation, unless it can be demonstrated that
such provision is not feasible.
7.34 Policy 4A.10 (Overheating) states that developers should demonstrate how
development could be made heat resilient in design, construction and operation.
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7.35 Policy 4A.11 (Living roofs and walls) states that the Mayor will expect major
development to incorporate living roofs and walls, where feasible.
7.36 Policy 4A.14 (Sustainable drainage) states that the use of sustainable urban
drainage systems should be promoted for development unless there are practical
reasons for not doing so. In such cases, the developer should seek to manage
as much run-off as possible on site and explore sustainable methods of
managing the remainder as close as possible to the site.
7.37 Policy 4A.22 (Spatial policies for waste management) states that the Mayor will
require the provision of suitable waste and recycling storage facilities in all new
developments. In addition, policy 4A.28 (Construction, excavation and demolition
waste) states that developers should be required to produce site waste
management plans.
Design
7.38 London Plan policy 4B.1 (Design principles for a compact city) sets out the key
design principles that that Mayor will use to assess development proposals,
which include; maximizing the potential of sites; promoting high quality inclusive
design and enhancing the public realm; contributing to adaption to and mitigation
of the effects of climate change; respect local context; accessibility; sustainability,
durability and adaptability; security; consideration of the natural environment; the
enhancement of green networks and address health inequalities.
7.39 Policy 4B.2 (Promoting world-class architecture and design) states that the Mayor
will seek to promote world-class high quality design and encourage contemporary
and integrated designs. Further, paragraph 4.102 states that new buildings
should ensure the highest possible space standards for users and should
incorporate greening and planting initiatives (paragraph 4.103).
7.40 Policy 4B.5 (Creating an inclusive environment) states that the Mayor will require
development to meet the highest standards of accessibility and inclusion,
integrating and adopting the principles of inclusive design to ensure
developments can be used safely and easily; are convenient and welcoming and
flexible and responsive.
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7.41 Policy 4B.10 (Large scale buildings design an impact) states that all large scale
buildings should be of the highest quality design. This includes being suited to
their wider context; being attractive; illustrating exemplary standards of
sustainable construction and resource management; protecting residential
amenity; being safe and secure; being appropriate to the transport capacity of the
area; providing high quality spaces, including capitalising on opportunities to
integrate green spaces.
Sustainable Design and Construction Supplementary Planning Guidance (May
2006)
7.42 This SPG provides additional information to support the London Plan, specifically
policy 4B.6 and is structured around how the seven measures identified in the
policy can be implemented. These are:
Re-use land and buildings;
Maximise use of natural systems;
Conserve energy, water and other resources;
Reduce the noise, pollution, flooding and microclimatic effects;
Ensure developments are comfortable and secure for users;
Conserve and enhance the natural environment and biodiversity;
and
Promoting sustainable waste behaviour.
7.43 Under each measure, the Mayor sets out both essential standards and preferred
standards. It is applicable to all developments but states that all major
developments referred to the Mayor should meet at least the essential standards
and should demonstrate this through a sustainability statement submitted with
planning applications.
7.44 The SPG does not contain specific guidance on hospital developments but states
that buildings that accommodate vulnerable groups, such as hospitals, canconsider mechanical cooling that is operated by a mixed mode of energy (section
2.2.2).
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7.45 The document contains both essential and preferred standards for open space.
These are:
No net loss of publicly accessible open space;
Create appropriate new open, green publicly accessible spaces
where these can address identified areas of deficiency of public
open space;
Net gain of publicly accessible open space.
Accessible London: Achieving an Inclusive Environment Supplementary Planning
Guidance (April 2004)
7.46 This SPG provides detailed advice to support the London Plan, specifically policy
4B.5 (Creating an inclusive environment) in terms of promoting inclusive
environments. It explains the principles of inclusive design and gives designers
technical advice on guidance on how to apply these principles.
7.47 The document provides specific guidance on health facilities and open space.
Paragraphs 3.5.1 and 3.5.2 focus on health related development and state that all
new health facilities should be designed to provide inclusive access.
7.48 Paragraphs 3.1.3.1 to 3.1.3.4 provide guidance on the issues that need to be
considered in the design of open spaces. This includes addressing
environmental barriers such as narrow and uneven footpaths, inaccessible public
transport and the lack of facilities, such as accessible public toilets and parking.
The SPG states that the creation and management of high quality public spaces
is essential to delivering an urban renaissance in London and highlights that
audits of parks and open spaces should identify improvements needed to make
them accessible and inclusive to all potential users, regardless of disability,
gender or age.
Parking standards for London for Retail, Leisure, Mixed Use Development and
Other Uses: Spatial Development Strategy Technical Report Twelve (August2002)
7.49 Paragraph 5.10 of this Spatial Development Strategy (SDS), advises that car
parking for C2 residential institutions (including hospitals) should be assessed
on an individual basis as part of the Transport Assessment process.
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7.50 Paragraph 5.11 of the SPS highlights that for developments which are relocating
or reorganizing, data of existing catchments and travel patterns should be used to
provide valuable input into the assessment process.
7.51 It is acknowledged that many hospitals may have quite stringent restrictions on
staff car parking and travel plans should play an important role in any Transport
Assessment. However, paragraph 5.10 goes on to state that it is expected that
many patients and most visitors will be car dependent, as the very young and
elderly form a large proportion of the patients profile.
Local Planning Guidance
London Borough of Barnet Unitary Development Plan (May 2006)
7.52 The adopted Barnet Unitary Development Plan (UDP), along with the London
Plan, forms the statutory development plan for the Borough. The Council
received a direction from the Secretary of State on 13 May 2009 saving certain
policies within the UDP (refer to appendix 2 of this Planning Statement). These
policies have been considered in the preparation of this planning application. All
other planning polices in the adopted UDP have been deleted and are not directly
applicable to this planning application.
Social infrastructure
7.53 Policy GCS1 (Community Facilities) states that the Council will seek to ensure
that an adequate supply of land and buildings is available for health facilities in
order to meet the needs of residents in the borough.
7.54 Policy CS10 (Health Care Facilities) states that development proposals for
primary heath care facilities will be permitted where these are easily accessible
by sustainable modes of transport; would not have a demonstrably harmful
impact on the character of the surrounding area or the amenity of nearby
residential properties and other uses; and are designed to be accessible to
people with disabilities.
7.55 Policy CS11 (Health Care Facilities Multiple Use) states that the Council will
encourage that new health care facilities are designed for both health care and
social care purposes.
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Sustainability
7.56 Policy GSD (Sustainable Development) states that the Council will seek to ensure
that development and growth within the borough is sustainable. This includes
locating development close to the public transport network; using brown field
sites; protecting areas of high landscape and species value; and minimising
pollution.
7.57 Policy GWaste (Waste Disposal) states that the Council will encourage waste
management practices that are carried out in accordance with principles of the
waste management hierarchy (reduce, re-use, recover and dispose); the best
practicable environmental option; and the proximity principle.
Design
7.58 Policy GBEnv2 (Design) provides that the Council will require high quality design
in all new development to meet the Councils objectives of sustainable
development community safety.
7.59 Policy GBEnv1 (Character) states that the Council will protect and enhance the
quality and character of the boroughs built and natural environment.
7.60 Policy GBEnv3 (Safe Environment) this policy states that the Council will protect
and enhance the quality and character of the boroughs built environment.
7.61 Policy D1 (High Quality Design) states that all new development should represent
high quality design and should be in keeping with the Councils objectives of
sustainable development and ensuring community safety.
7.62 Policy D2 (Character) provides that the Council will support developments that
are based on an understanding of local characteristics. This includes preserving
and enhancing local character, respecting the appearance, scale, bulk, height
and pattern of surrounding buildings, streets and movement patters.
7.63 Policy D3 (Spaces) states that the size, shape, position and detailing of spaces
created within or around new buildings should enhance related development and
be in keeping with the character and quality of the development.
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7.64 Policy D6 (Street Interest) states that new development should provide visual
interest at street level to create attractive, safe and vibrant streets.
7.65 Policy D9 (Designing out crime) states that the Council will require all new
development to be designed to provide safety and security in the environment
and reduce opportunities for crime and fear of crime, giving particular regard to
ensuring that public areas are overlooked by buildings; increasing natural
surveillance in public areas.
Landscaping and ecology
7.66 Policy GL1 (Sport and Recreation) states that the Council will seek to ensure an
adequate supply of land and buildings, which are valuable for sport and
recreation to meet the needs of residents in the borough.
7.67 Policy D11 (Landscaping) states that the Council will require development
schemes to include hard and soft landscaping to create attractive, safe,
accessible and environmentally sound developments which positively contribute
towards the character of the surrounding area.
7.68 Policy D13 (Tree protection and enhancement) states that the Council will seek to
retain as many existing trees as practicable and ensure that they are protected
during development works. In addition, the Council will seek an appropriate level
of new planting in developments.
7.69 Policy O17 (Ecological impact statement) states that where a proposed
development could have an adverse impact on areas of nature conservation
value, an ecological impact statement will be required to be submitted with
planning applications.
7.70 Policy L14 (Public open space Improved) states that the Council will encourage
the full use of public open spaces by all sections of the community through
improvements to the quality and variety of such spaces and by making the best
possible use of facilities to meet the needs of users.
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Transport
7.71 Policy M1 (Transport accessibility) states that the Council will expect major
development proposals with the potential for significant trip generation to be in
locations which are, or will be made, highly accessible by a range of modes of
transport.
7.72 Policy M2 (Transport impact assessment) provides that Transport Impact
Assessments will be required in cases where new development will have
significant transport implications.
7.73 Policy M3 (Travel plans) states that the Council will require occupiers to develop,
implement and maintain a satisfactory Travel Plan to minimise any increase in
road traffic and encourage more sustainable modes of transport.
7.74 Policy M4 (Pedestrians and cyclists widening opportunities) provides that
developers will be expected to provide convenient, safe and secure facilities for
those people wishing to travel by bike and foot.
7.75 Policy M5 (Pedestrians and cyclists improved facilities) states that the Council
will require new development to provide or fund adequate facilities for the safety
and convenience of cyclists and pedestrians.
7.76 Policy M6 (Public transport use) states that development should be located and
designed to make the use of public transport more attractive.
7.77 Policy M7 (Public Transport improvement) provides that the developments are
expected to contribute to achieving improvements to public services related to the
proposed development.
7.78 Policy M10 (Reducing traffic impact) provides that measures to reduce the effects
of traffic on the environment and the community may be required through
planning obligations where it is considered that the need for such measures are
directly related to a development.
7.79 Policy M14 (Parking standards) states that the Council will expect development to
provide parking in accordance with the London Plan.
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7.80 Policy GParking (Parking) provides that the Council will apply parking standards
and policies to regulate parking and restrain the growth of car use.
7.81 Policy M17 (Lorries deliveries and servicing) states that developments which
require regular deliveries of goods, materials and/or equipment should be located
in close proximity to tier 1 and 2 roads.
Site Designations
7.82 The site is not effected by any specific land use allocations. However, it is within
an Air Quality Management Area (AQMA). The High Road (A1000) to the east of
the site is designated as a tier 2 road.
Finchley Memorial Hospital and Bow Lane Playing Fields Planning Brief (June
2007)
7.83 This document sets out planning principles for the future use and development of
the site. Paragraph 5.1 allows for the expansion and enhancement of health care
provision to source the current and future needs of the community, involving the
development of new and enhanced facilities in a modern setting and the
demolition of the existing buildings. The brief accepts that such a development
would require development on the former Bow Lane Playing Fields. Paragraph
5.3 states that any remaining area of playing fields would be retained as open
space to provide for a range of public recreational facilities and part of the
existing hospital site would be cleared to provide car parking and landscaping
(paragraph 5.4).
7.84 The Council require that the provision of new primary health care facilities be
considered against the potential loss of open space and provides that proposals
for the development of the playing fields would have to be justified (paragraphs
5.9-5.12).
7.85 The brief outlines the Councils expectations in terms of design, layout, scale and
massing of development stating that the health care buildings should achieve
excellence in design and sustainability and provide high quality interesting
buildings, having regard to neighbouring residential properties and laid out to
safeguard their security. In terms of scale and massing, the Council expect
development to respect the prevailing suburban character of the surrounding area
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and to protect the amenity of adjoining residential properties (paragraphs 5.5-
5.8).
7.86 The brief states that the environment of the hospital should be enhanced through
landscaping and tree planting to enrich biodiversity and screen new development
from neighbouring properties. A full landscaping plan, ecological survey and
arboricultural report is required to be submitted with planning applications for the
redevelopment of this site.
7.87 In terms of transport and access, the brief provides that car and cycle parking
should adhere to the London Plan and Barnet UDP. It suggests that pedestrian
access to the site could be enhanced and cycling and walking should be
encouraged. A transport assessment and travel plan is required to be submitted
with planning applications for a new hospital (paragraphs 5.23-5.25).
7.88 The Council expects any development on the site to respect residential amenity
and reduce opportunities for crime and the fear of crime (paragraphs 5.26-5.28).
In addition, the design of development will be required to be accessible to all
users (paragraph 5.29).
7.89 In terms of sustainable design and construction, the brief states that the
redevelopment of the hospital offers an opportunities to provide exemplar
sustainable health development and the Council will seek the a reduction in
carbon emissions and high quality energy efficient buildings on site.
Planning Obligations (S106 Agreements) Supplementary Planning Document
(September 2006)
7.90 This SPD forms part of the Councils LDF and was published following the
publication of Circular 05/05. It explains the Councils approach and
requirements in relation to planning obligations and sets out a number of
standard charges and formulae. Due to the nature of this development, many of
the standard changes are not applicable to this development. This has been
discussed and agreed with the Council. Draft heads of terms are included in
section 8 of this planning statement.
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Sustainable Construction and Design Supplementary Planning Document (May
2007)
7.91 This SPD highlights sustainability issues that need to be taken into consideration
in the preparation of development proposals and sets out the environmental
requirements against which the Council will assess planning applications. A
sustainability checklist is incorporated within the SPD which applies to different
scales of development.
Local Development Framework
7.92 Barnet is currently in the process of producing its Local Development Framework
(LDF), which once adopted will replace the saved UDP policies and, along with
the London Plan, will become the boroughs statutory planning framework.
7.93 Barnets updated Local Development Scheme (LDS) was approved by the
Secretary of State for Communities and Local Government on 12 June 2007,
while the Council formally adopted their Statement of Community Involvement on
28 June 2007.
7.94 The Council then consulted on Issues and Options for their Core Strategy in
2008. This document will set out the Councils strategic planning policies for how
land is used and developed in the borough. In their Issues and Options
document, the Council outlined a number of key planning objectives, derived from
their Corporate Plan and community engagement workshops and endorsed by
the LDF members steering group. These objectives include, delivering social
infrastructure requirements to accommodate sustainable growth and delivering a
complete range of improved health care facilities to promote health and wellbeing
in the borough. However, as the draft Core Strategy is still at an early stage the
adopted UDP remains the principal development plan, along with the London
Plan.
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8. Planning Issues and Appraisal
8.1 The planning application is for the construction of a new part 2 part 3 storey
hospital (plus part lower ground floor), with ancillary facilities including cafe and
retail facilities, along with a new energy centre. Associated parking and servicing
areas and new vehicular access off Granville Road will also be provided. In
addition, a range of new public and private open spaces will be accommodated
on the site. A temporary access off Granville Road will be created to serve
construction traffic will be built to serve the new hospital. Four small out buildings
will be demolished as part of phase one to allow for a temporary construction
road. The remaining hospital buildings will be demolished (with the exception of
Bullimore House) as part of phase two. This land will then be used for the
creation of new public open space.
8.2 The main issues raised by this proposal are therefore:
Principle of Development;
Health and Wellbeing;
Open Space, Landscape and Ecology;
Sustainability;
Access, Permeability, Transport and Parking;
Design and Amenity;
Flood Risk and Drainage;
Archaeology; and
Section 106.
Principle of development
The Community Hospital
8.3 PPS1 outlines that suitable infrastructure and services are needed in order to
support new and existing economic development and to promote strong, stable
and productive economies. In addition, both the London Plan and Barnets UDP
recognise that the provision of health care facilities are required in order to
accommodate growth in a sustainable manner.
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8.4 The existing hospital buildings on the site have been developed in a very
piecemeal fashion to try to accommodate growing demands on its services over a
long period of time. However, the buildings are no longer fit for the purposes of
modern health care and do not have the capacity to cater for any increases in
demand that will arise from growth in the borough. The buildings are therefore
unsustainable and need to be replaced with new and enhanced facilities, which is
consistent with national, regional and local planning policy.
8.5 The development will result in new modern healthcare facilities to cater for the
needs of current and future populations. This is consistent with the Councils
strategic policy (GCS1) which seeks to ensure that an adequate supply of
buildings are available for health facilities to meet the needs of the residents in
the borough.
8.6 The principle of the proposals is also supported in policy terms through the
Councils adopted planning brief for the site.
Partial loss of Playing Fields
8.7 The main issue in terms of the principle of the land use, is the development of the
new hospital on part of the former playing fields, which are principally situated to
the south of the existing hospital.
8.8 The site is within an Air Quality Management Area. The site has no other
statutory land use designations. However, PPG17 and the Councils planning
brief requires that developments which involve the loss of playing fields to
demonstrate that this partial loss is justified.
8.9 Sport England state that they will oppose the granting of planning permission for
any development which would lead to the loss of, or would prejudice the use of,
land last used as playing field in unless one or more of their exception tests are
met (refer to paragraph 7.17).
8.10 The Council protect public open spaces through policy L11 (Public Open Space).
The UDP defines public open space as public parks, commons, heather and
woodland and other open spaces with recognised, well established and
unrestricted public access (paragraph 6.3.3.1). It is considered that the playing
fields do not fit into this category as access is restricted. However, the Councils
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planning brief anticipated that development on the site would retain the remaining
part of the former playing fields as open space and provide for a range of public
recreational facilities.
8.11 Although the Council supports the principle of replacing the existing hospital with
modern facilities on part of the playing fields and the provision of publicly
accessible open space, the planning brief highlights that this must be considered
against the potential loss of open space and states that a detailed justification for
developing on the playing fields or a case setting out exceptional;
circumstances. In addition, PPG17 and the Mayors best practice guidance have
a presumption against the loss of open space and playing fields unless an
assessment has been undertaken which clearly shows the open space to be
surplus to requirements. PPG17 states that in the absence of an up to date local
authority assessment, developers should demonstrate through an independent
assessment that the land is surplus to requirements (paragraph 10 of PPG17).
8.12 The former playing fields comprise an area of approximately 3.7 hectares. The
proposed development includes 3.5 of open space, of which the vast majority will
be publicly accessible. As such, the development would only result in a minimal
loss in the quantum of open space on site but would create a range of publicly
accessible open spaces.
8.13 The Council is in the process of producing an open spaces assessment for the
borough, which is due to be finalised in the near future. As such, an independent
open space assessment has been carried out in accordance with guidance set
out in PPG17 and its companion guide and has been submitted as part of the
planning application. This demonstrates that in the vicinity of this site (defined as
a 2km radius) there is 0.59 hectares of playing pitch provision per 1,000
population. This is in excess of the Councils local standard of 0.54 hectares per
1,000 population. The assessment also takes into account future need by using
population growth projections over a 5 year period. This demonstrates that
playing pitch provision in the area is still in excess of the Councils standard in
2013 and, therefore, caters for future needs.
8.14 Camden Council have confirmed that, prior to their disposal to NHS Barnet, the
Bow Lane Playing Fields had not been used since 1994 and had been
significantly underutilised since at least 1990, when Camden Council took
ownership of the playing fields from the Inner London Education Authority. Prior
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to disposal, Camden Council sent consultation letters to schools local to the
playing fields informing them of their intention to dispose of them. No responses
were received from these local schools. The Secretary of State approved the
disposal of the playing fields on the basis that they had not been used for sport by
a maintained school for approximately 15 years. This confirms that the site has
no special significance to the interests of sport.
8.15 In line with national, regional and local planning policy, it has been demonstrated
that the former playing fields currently located on the site are surplus to
requirements when considered against local standards. As such, it is considered
that there is no requirement to retain the playing fields on site. It is also
considered that the open spaces assessment meets Sport Englands exception
Test E1 in demonstrating that there is an excess of playing field provision in the
catchment and that the site has no significance to the interests of sport.
8.16 Notwithstanding this, an overriding part of this proposal is to create a number of
new recreational spaces, which is a fundamental to NHS Barnets vision for a
health campus. The proposals will result in a minimal loss in the quantum of
open space on site but will include the provision a range of publicly accessible
open spaces, including 2 five a-side pitches and 1 junior pitch. In addition, there
is an aspiration to create a hard surfaced games area and an urban gym within
the site and land has been identified for such uses, however, this is subject to
funding. This will create quality and publicly accessible playing pitches on the
site, increasing opportunities for the local community to participate in sporting
activity under suitable management arrangements. As such, it is considered that
the proposal also meets Sport Englands exception tests E4 and E5.
Open Space
8.17 In line with national and regional policy and guidance set out in the Councils
planning brief, NHS Barnet have given careful consideration to the reuse and
reconfiguration of the existing open space and new open space created through
the demolition of existing hospital building in phase 2 which will provide a range
of publicly accessible open spaces. The proposed open spaces compliments the
primary health care facilities by promoting health activity and will be accessible to
both hospital users and the wider community (the only exceptions are the ward
gardens and internal court yards which will only be accessible to patients, staff
and visitors).
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8.18 The integration of the open spaces with the hospital is a key part of NHS Barnets
vision to create a health campus on the site. In order to achieve this vision and
meet the priorities of key stakeholders involved in the design process, the
following types of open spaces will be created:
Junior grass playing pitch;
Two 5-aside grass playing pitches;
A wildlife garden;
Outdoor healing & therapy garden/s (including equipment to improve
mobility);
Communal green; and
A memorial garden associated with the heritage of the site.
8.19 There are also aspirations to provide a hard surfaced games area to cater for a
wide range of sporting demands, including disability sports and to further
enhance opportunities for more people to participate in sporting activities. There
is also the potential to provide an urban gym/fitness trail to promote healthy living.
The neighbouring Our Lady of Lourdes RC primary school will have direct access
to the open space.
Health and Wellbeing
8.20 The development of a new hospital on this site is fundamental to ensuring that
the growing population of the Borough have access to appropriate health care
services. Also, NHS Barnets vision of a health campus, incorporating a number
of complementary facilities and spaces. In addition to primary health care on the
site, will promote healthy living and wellbeing as well as making a significant
contribution in reducing health disparities in the borough. This is in accordance
with the London Plan, which supports the provision of healthcare as identified by
Primary Care Trusts and seeks to ensure the provision of social infrastructure to
meet the needs of Londons diverse population.
8.21 Further details on how the proposals for the new hospital respond to NHS
Barnets key drivers for change to meet the future healthcare needs of the people
of Barnet are set out in the Statement of Clinical Services.
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8.22 A detailed explanation of how the proposals will help NHS Barnet to meet its
aspirations for the delivery of better health and wellbeing services for local people
is set out in the Design & Access Statement. This is both in terms of the internal
layout of the new building and its settings, which connect the hospital with the
external open spaces; creating a new health campus.
Open Space, Landscaping and Ecology
Open Space
8.23 The open space currently on the site consists of former playing fields that have
not been in use for approximately 15 years. This is recognised by the Council in
their adopted planning brief for the site. The playing fields are currently secured
by a locked fence and the playing fields are not publicly accessible following their
transfer from the Inner London Education Authority (ILEA) to the London Borough
of Camden in the 1990s. The playing fields were bought by NHS Barnet, from
the London Borough of Camden in September 2008.
8.24 NHS Barnet recognise that the underuse of open space is not in itself a
justification of its partial loss. As such, careful consideration has been given to
how open space can be integrated within the redevelopment proposals for the
hospital. This will deliver greater benefits to users of the hospital and the wider
community in terms of encouraging health activities, which is a fundamental part
of NHS Barnets health campus vision for the site.
8.25 The proposals being put forward by NHS Barnet would not only deliver much
needed modern health care facilities but would also act to create a number of
publically accessible open spaces with a range of uses and activities. The
proposals involve the relocation of the hospital in a more central location on the
site on what is currently open space. However, the development will not result in
a significant net loss of open space as land which accommodates the existing
hospital will principally be replaced with communal open space.
8.26 It is intended that the open spaces will primarily be kept green and will be for the
most part shared between hospital users and the wider community, including use
by Our Lady of Lourdes Primary schools, local community groups and for
therapeutic purposes. There are also aspirations to provide a hard surfaced
games area while there is the potential to provide an urban gym/fitness trail.
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8.27 The hospital will include ward and therapy gardens that will be for the direct use
of patients, staff and visitors of the hospital. The open spaces will create a
relaxing and tranquil environment for patients. This will make a significant
contribution towards both the Mayor's and Barnet Council's objectives of
promoting health and wellbeing.
8.28 Through consultation, the Council, Sports England and the local community have
been involved in determining the function of the open spaces on site, which are
listed in paragraphs 8.14-8.15 above.
8.29 The open spaces provided will create a high quality environment for hospital
users, staff and visitors and will make a positive contribution to the character and
amenity of the area, as well as creating more and better used public open space
for the benefit of the local community.
Use of Former Playing Fields
Historic Use
8.30 The former playing fields were transferred to the London Borough of Camden
when the Inner London Education Authority was abolished in 1990.
8.31 When in use, the playing fields had two points of access, which are still
identifiable today. The first was via a gated entrance on Granville Road, where
an access road ran in between 102 Granville Road and the eastern boundary of
the existing hospital site. The second entrance was located along Bow Lane,
close the junction of Bow Lane and Clifton Road. This led to a small area of hard
standing, understood to be used for car parking.
8.32 The London Borough of Camden utilised the playing fields as an overflow sports
facility, whereby Camden based schools would use the playing fields if none were
available in the borough of Camden. The playing fields were intended for the
private use of Camden based schools only with no unauthorised entry permitted.
Camden Councils property department have confirmed that the playing fields
were not used by the Council from 1994 until 2008, when the Council disposed of
them to NHS Barnet. Between the period of 1990 and 1994, Camden Council
have confirmed that the playing fields were severely under utilised. Camden then
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disposed of the playing fields in September 2008 when they were sold to NHS
Barnet.
8.33 Prior to disposal, under section 77 of the Schools Standards and Frameworks Act
1998, local authorities are required to gain consent from the Secretary of State.
In determining applications for the disposal of playing fields the Secretary of State
will have regard to whether the playing fields are used by a maintained school for
the purposes of the school or have not been used at any time within a 10 year
period.
8.34 Initially applications for the disposal of playing fields are considered by the School
Playing Field Advisory Panel, who provides independent advice on the extent to
which individual applications meet this criteria (having regard to the existing
community use, including use by after hours sports groups and ensuring that
community users are fully consulted and their interests protected). Disposal was
approved by the Secretary of State for Education and Skills after initially being
considered by the School Playing Field Advisory Panel, which provides
independent advice on the extent to which applications.
8.35 Prior to disposing of the playing fields, Camden Council have confirmed that they
notified schools local to the playing fields of the Councils intention to dispose
them. No responses were received from these local schools. We understand
that the application by the London Borough of Camden for the disposal of Bow
Lane Playing fields was approved by the Secretary of State on the basis that the
playing fields had not been used by a maintained school or had been used at any
time within a 10 year period.
Proposed Use
8.36 The redevelopment of the site offers a unique opportunity to significantly enhance
the provision of open space and sports provision in the area for the local
community. The proposed development will enable the creation of a range of
publicly accessible open spaces that will form a fundamental part of the creation
of a health campus and a focal point for the local community.
8.37 In determining the types of open spaces to be provided on the site, NHS Barnet
carried out extensive consultation with a range of stakeholders to identify how the
site can be utilised to best meet the needs and aspirations of the local
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community. This includes consultation with the local community, local
councillors, residents associations, local religious leaders and the Council as well
as the following groups:
Sports England;
Our Lady of Lourdes RC primary school;
Friends of Finchley Memorial Hospital;
AC Finchley;
Wingate and Finchley Football Trust;
Complete Football;
The London Marathon Charitable Trust;
Pro-active Sports Board;
England Basketball;
London Volleyball; and London Sports Forum for Disabled People.
8.38 Further information on the pre-application consultation carried out is contained in
the Statement of Community Involvement, submitted as part of this planning
application.
8.39 Through consultation, NHS Barnet has established a number of objectives for the
provision of open space on the site, which are to:
Offer opportunities for exercise and physical activity, regardless of age
or ability;
Give users choice regarding the type of exercise they want to do, for
instance team sports, fitness or cardio training as well as opportunities
for more passive forms of recreation;
Create an uplifting and stimulating environment;
Offer an inclusive and accessible landscape with variety and choice;
Create a flexible landscape with room for future needs, including space
for a potential hard surfaced games area;
Offer quiet spaces for contemplation;
Provide opportunities for sensory experiences;
Provide opportunities for users to engage with nature;
Offer opportunities and space for community events; and
Create a safe and secure environment.
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8.40 Based on the priorities raised by stakeholders through consultation and the
identified objectives above, it is proposed that the site provides the following
publicly accessible open spaces:
2 five a-side grass pitches;
1 junior football grass pitch;
A communal green;
A wildlife garden; and
A memorial garden; and
A network of footpaths through the greenspace.
8.41 The neighbouring Our Lady of Lourdes RC primary school will be provided with
direct access to the open spaces. In addition healing gardens and a therapy
garden will be provided in the hospital grounds. It is not possible for these
particular spaces to be publicly accessible as they will be used for the
rehabilitation of patients of the hospital.
8.42 There are aspirations to provide further sports facilities including an urban
gym/fitness trail and a hard surfaced games area to cater for a range of sporting
demands, including disability sports. An area has been set aside adjacent to the
playing pitches to accommodate a hard surfaced games area in the future,
subject to funding.
8.43 Ancillary facilities will also be provided and made available for users of the open
spaces including car and cycle parking, toilets, changing rooms, outdoor seating,
and a caf. Vehicular access to the open spaces will be via Granville Road and
two additional pedestrian and cycle accesses will be provided via Bow Lane.
8.44 Further details on open space provision is set out in the Landscape & Public
Realm Strategy, produced by Fabrik which is submitted as part of this planning
application.
8.45 By engaging with local groups, NHS Barnet has explored the future use of the
open spaces. The memorial garden, footpath network and communal green will
be open to the general public throughout the year. The communal green will be
available for public and community events and it is expected that this will be done
through a simple booking system run by NHS Barnet. The wildlife garden will be
for the use of Our Lady of Lourdes RC primary school. The school will also be
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able to utilise the sports pitches and it is expected that this will be for afternoon
physical education lessons for several days per week during term time. Outside
of this, the sports pitches will be available for local organisations and groups via a
simple booking system to be run by NHS Barnet. At present, NHS Barnet is in
ongoing discussions with local sporting organisations regarding the use of the
sporting facilities on the site.
8.46 Further information on the management and maintenance of the open spaces is
provided in the Open Spaces Management and Maintenance Strategy submitted
as part of this application.
Landscaping
8.47 The Landscaping & Public Realm Strategy has been developed around the vision
of a health campus. As such, a key component of the plan was to ensure that
spaces are publicly accessible where at all possible and users of the site are able
to take part in physical activity, regardless of age or ability. The landscaping
proposals include the provision of spaces that can be used for more passive
forms