From the outset the masterplanning process has been informed by the overarching strategy adopted by London Borough of Barnet to develop a network of interconnected green spaces within Colindale, and the objective of providing a significant quantum of 4 hectares of publicly accessible open space. As such the masterplan organisation began with consideration of the existing public spaces within the surrounding area and the routes required to create a clear network of public routes, linking a sequence of public open spaces with a variety of typologies and formal and informal activities that in combination deliver the substantial amount of publicly accessible open space proposed within the study area. The key public realm components of the masterplan are: Urban squares Civic spaces forming gateways at the west and east ends of the site. They include the Station Plaza and Peel Square (now completed and recently awarded by Barnet Council’s Best New or improved Public Space). They are characterised by the use of high quality hard landscape detailing, supported by legacy and urban tree planting, raised planter beds and street furniture with a metalwork language. Across the Peel Square, native and non-native plants species offer high ecological value. The planted borders include wildlife friendly ornamental species of nectar and pollen-rich flowers. A natural balance will be maintained by using organic and peat free materials. The Station Plaza will provide access to commercial and private building entrances. Garden squares Community gardens providing local recreation spaces which are organised directly off the primary spine route. Garden Squares include playable open space with some doorstep play equipment, flowering and amenity lawn areas, trees and flowering ornamental beds, grasses and ground cover planting. Hedgerow planting provides enclosure to each garden square and provides a buffer to individual residents’ front doors overlooking each square. Neighbourhood Park A 2.0ha public park is at the heart of the scheme, comprising amenity and flower rich grassland areas for sports and recreation with sufficient space for informal games of cricket or football. Active edges to the park include trim trail, an outdoor gym, terraced lawns for informal recreation with a sensory garden, an Orchard garden, legacy trees and tree grove planting. Woodland Edge Community Gardens Linear community gardens are distributed along the southern site boundary with the Woodland Play Area providing an equipped active play space at the western end. The community gardens include informal play space and walking routes. They are characterised by native species hedgerow and tree planting framing flowering lawns. Urban streets A hierarchy of circulation routes provides a legible network of new streets providing permeability and connectivity for vehicles and pedestrians. Street widths between buildings, street tree planting and hard landscape materiality are used to define the character of the urban streets. Green Streets These are residential streets with a shared surface and populated with street trees, seating and cycle parking. Planted privacy strips to each residential frontage help define the individual and communal residential entrances and could include doorstep seating to encourage active use of the front doors. In addition to the public realm spaces, communal courtyard and podium gardens provide recreation within individual residential blocks. Each home will have access to its private amenity space (terraces, balconies or back gardens)

Planning History

The former Peel Centre site (or Colindale Gardens) lies within the Colindale and Burnt Oak Opportunity Area, as set out in policy 2.13 of the current London Plan. This policy requires development proposals to support strategic policy directions for these areas, optimise residential output, provide necessary infrastructure, promote sustainable transport and support the regeneration of the wider area.

The Barnet Core Strategy was adopted in September 2012 and policy CS3 includes Colindale as one of the main areas for strategic housing growth in the borough.

Barnet’s Colindale Area Action Plan (CAAP) which was prepared in Partnership with the GLA, TfL as well as local strategic partners and key land owners in the Colindale area was adopted in March 2010.
The CAAP identifies the Peel Centre within the Aerodrome Road ‘Corridor of Change’ with the vision for the area to ‘be the vibrant heart and gateway to the area and become a sustainable, mixed-use neighbourhood, anchored by a new high quality public transport interchange with pedestrian piazzas on both side of the street. A high quality, urban environment will serve a higher density population ‘

In 2013, Redrow Homes purchased the Peel Centre from the MOPAC following a competitive bid process through the GLA’s London Development Panel. Pre-application discussions with the GLA and TfL took place from November 2013 up to submission.

A hybrid planning application (detailed planning application for phase 1 and outline for phase 2 and 3) for the redevelopment of the former Peel Centre site was submitted in 29 August 2014 and underwent and initial consultation for 4 weeks in September and October 2014 and re-consultation for 4 weeks in May 2015. Following the committee in July 2015, the planning permission was granted in December 2015

Project Team

Architect: Feilden Clegg Bradley Studios
Developer: Redrow Homes

Development Data

Site size (ha): 19.17
Estimated date of completion: 01/01/2025
Schedule of accommodation: 273 x 1-bed studio 746 x 1-bed apartment 1,169 x 2-bed apartment 305 x 3-bed apartment 143 x 2-bed duplex apartment 148 x 3-bed duplex apartment 17 x 4-bed duplex apartment 57 x 3-bed townhouse 20 x 4-bed townhouse
Tenure mix: Affordable homes: 20% PRS : 14% Private: 66%
Size of typical home: 75 sqm 2-bed apartment
Parking spaces: 0.7 parking ratio across the masterplan

*All information published is as provided by the awards applicant

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