We have updated this section based on the final planning submission, submitted in November 2024.

You can also read the previous responses, including our responses to questions received during public consultation here.

The project will deliver 359 build-to-rent homes, including 177 affordable homes (50% by habitable room) and 182 market homes, addressing an undersupply of high-quality rental accommodation in the area.

On the Watling Avenue car park site (site 1) we are proposing 344 homes.

On the existing Library site 15 new homes would be provided.

Barnet Council will own and maintain the blocks through a Council owned property company.

All 177 affordable homes will be intermediate tenure.

These include London Living Rent (LLR) homes — with rent levels specifically set for Burnt Oak Ward, based on local incomes.

This makes them genuinely affordable to many people in Barnet who don’t qualify for social housing but struggle to afford full market rents.

All homes will be for rent, not for sale.
They will be owned and managed by Barnet Council, through its property company, ensuring high standards of maintenance and long-term stewardship.

We’ve worked with design panels and consulted the community to ensure quality:

  • Over 50% of homes are dual aspect
  • 53% on the existing Library site are dual aspect
  • No homes are true north-facing

This approach supports good daylight, ventilation and wellbeing for residents.

  • Affordable homes – 50% of the development by habitable room
  • New public park along the Silkstream
  • Community facilities in the form of a new state-of-the-art library, nursery and employment hub
  • Improved pedestrian and cycle links through the site
  • New  planting, trees and biodiversity improvements

  • The library will be relocated to the builder’s merchants site at 41 Barnfield Road. All current library services will be retained and a state-of-the-art facility, with a bookable community space, will be developed.

The new library will be built and occupied before the current one is closed, with no gap in service and at no cost to the Council.

The proposals have been developed through a ‘Secure by Design’ process, with input from the Metropolitan Police, to ensure a safe and secure design is achieved, to prevent crime and anti-social behaviour.

There will be natural surveillance along the road and new park.

Active frontages, secure entrances and quality lighting will ensure the development and its public spaces are well-used and well-lit to improve community safety.

The tallest element of the development is 13 storeys, with the remainder of the site ranging in height from 6 to 8.

It is important to note the site is 5/6 metres lower than Watling Avenue, reducing the visual impact.

The development of the Watling Avenue car park and adjacent builders merchant site will include 359 high-quality homes on approximately 1.8 hectares of land. This means there will be a density of 199 homes per hectare. The London Plan definition of high density housing is 350 homes per hectare.

The scheme is car-free, in line with London Plan and GLA policy, which aims to reduce car dependency, especially in well-connected urban areas.

We are:

  • Reproviding 45 town centre parking spaces
  • Including 10 blue badge spaces for residents (with EV charging)
  • Providing 1 blue badge space on the library site

We know parking spaces are important to the community and feel the approach set out strikes the right balance.

We are working with the Council’s Highways Team and public realm designers to maximise opportunities to improve local connectivity and accessibility.

Any development works in the area are required to make a significant financial contribution to Section 106 payments and a Community Infrastructure Levy (CIL).

These payments are designed to offset any impact on the local area, through financial contributions to infrastructure improvements. These will be agreed with and paid to the Council, who will decide how this money is spent.

We are working closely with flood risk assessment specialists and relevant authorities to ensure best practices in flood risk management. The key flood mitigation measures are:

  • Raising building floors above predicted maximum flood levels
  • Creating a flood storage basin within the landscaped park area to manage excess water naturally
  • Designing open, permeable spaces beneath buildings to allow floodwater to flow freely
  • Shaping land levels to maintain natural water flow paths
  • Installing a raised pedestrian and cycle bridge to ensure safe access during storms.

These measures align with other developments within flood risk zones across London and the UK.

All new buildings will be energy efficient to ensure they are sustainable now and in the future. The development will be net zero through the use of air source heat pumps, a fabric first approach and PVs.

We are providing a new public park, improving biodiversity, retaining existing trees and planting new ones. The Silkstream will be enhanced.

EV charging points will be provided.

We submitted a planning application in November 2024, following two rounds of public consultation.

We are aiming for a planning committee date during the latter part of 2025.

It’s too early to provide a detailed timeline, we would hope to start during 2026, subject to gaining planning approval.