Once again, plans have been submitted to build over vital station car parks with little consideration for local residents, visitors and commuters.
Not Following the London Plan.
- The proposals show several flats constructed on the site of the current car park, with heights between 6 to 12-storeys. From the artist's impressions, most would be clearly visible from surrounding areas.
- The London Plan caps development to 6-storeys in the local area, yet most of these flats would blatantly ignore that rule.
- Likewise the additional storeys would place a greater strain on infrastructure in the local area, something Bob regularly receives complaints about.
The proposals try to create a loophole around this by claiming:
The proposal has been developed to respect its surrounding context while responding to the local need for housing and making the most of its transport connections. The tallest element of the development will be 11 storeys plus ground, 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.
(Source: https://wcp-consultation.co.uk/questions-you-may-have)
Removes 200+ Parking Spaces.
- The proposals would build on top of the entire Watling Avenue car park, the main car park directly behind Burnt Oak station on the Northern line.
- Anyone who knows the local area will know this would place additional strains on residential roads and surrounding areas.
The proposals give no confidence that all the car parking spaces would be retained elsewhere:
Car parking will be provided in line with the Council’s guidelines and we are currently working out the number of spaces. There will be dedicated disabled parking for the future residents. The rest of the car parking spaces will be open for public use during day time hours. The parking area will be closed overnight.
Closes Burnt Oak Library, no guarantee where/when/if it will reopen.
The library will also have to be moved, but there is no guarantee where it will be moved to, if ever. The Burnt Oak library also serves Harrow residents after Harrow Council previously closed the Edgware Library, citing the fact residents could use Burnt Oak Library!
What will happen to the library?
Burnt Oak will continue to have library provision within the town centre – we know how important the library is.
It could be relocated to the builder’s merchants site.
(Source: https://wcp-consultation.co.uk/questions-you-may-have)
5 High-Rise, High-Density Flats.
- There is no timeframe for construction, so residents and commuters could be caught up in construction chaos with no end date in sight.
- It will not fund direct upgrades to local infrastructure that would be impacted like drainage, sewerage networks and services. The development will only give money to a Barnet Council pot for local councillors to use in their Wards.
Minimal Benefits for Residents.
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The proposals provide minimal benefits to the local community, with little detail. This includes:
- New public park along the Silkstream
- Community facilities
- Pedestrian and cycle links through the site
- Retention of existing and planting of new trees
Impact on Resident Safety.
There are basic measures outlined in the proposal to deal with anti-social behaviour:
How will you prevent anti-social behaviour?
The proposals have been developed through a ‘Secure by Design’ process 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.
We are keen to hear from local residents about how best to address this important issue.
(Source: https://wcp-consultation.co.uk/questions-you-may-have)
Bob's Opinion
Let me be clear: I am not opposed to development, but strongly oppose overdevelopment in our local neighbourhoods. This proposal is another example of developers blatantly disregarding local planning rules. The height of the proposals ignores the 6-storey cap in the London Plan and there is no consideration of the knock-on effects to residential roads and infrastructure. The height of the proposals needs to be brought back in line with the London Plan. Over 3 million passengers used Burnt Oak station in 2022 with Watling Avenue car park directly behind the station. The vague nature of car parking availability not only for commuters, but also residents and visitors to the area needs to be resolved.
The plans are currently out for consultation. If you have concerns with the proposals, complete Bob's survey below and he will ensure they are included in the consultation.
Barnet Consultation Platform: https://engage.barnet.gov.uk/watling-avenue-car-park-community-consultation
