Finchley Memorial Planning Statement

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.


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.


GD/C01856E A planning application was submitted for thechange of use from residential to offices fortemporary a temporary period.


GD/C01856F A planning application was submitted for afront entrance extension and glazed canopyand single storey side extension.


C01856H A planning application was submitted for anaddition of a conservatory to rear of MarjoryWard.


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.


C01856K A planning application was submitted for achange of use of Bullimore House fromresidential to office accommodation.


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

Finchley Memorial Planning Statement

Documents

Transcript of Finchley Memorial Planning Statement