Barnet Council has approved plans to demolish two Colindale tower blocks deemed at "disproportionate risk of collapse," paving the way for a new development of nearly 400 homes. The decision, which divided the council's planning committee, grants outline approval for the replacement of Silk House and Shoelands Courts estate on Annesley Avenue. These two blocks, comprising 97 homes, are now largely vacant after residents were moved out due to structural concerns.
Details of the Proposed Development
Council-run Barnet Homes proposes a significant redevelopment, featuring new buildings ranging from six to 29 storeys. A council report underscored the necessity of "comprehensive redevelopment" to ensure safety and boost housing provision on the largely council-owned site. The existing tower blocks were built using the 'large panel construction method' from the 1960s. Speaking at Tuesday's committee meeting, a council officer warned these panels "only have a limited lifespan." They added the development would involve "significant improvements" to the existing landscape of the site, which he described as currently being "fairly barren."
Housing Breakdown and Affordability
It is hoped that the scheme could provide up to 388 new homes in total, including 159 affordable homes up to four bedrooms in size. The proposals also include a new footbridge and a pedestrian and cycle route connecting the estate to nearby Montrose Park. Planners say it will be a "car-lite" development, with roughly one parking space for every five homes. However, Conservative committee member Josh Mastin-Lee expressed misgivings about the scheme's height. The council's report concluded the scale was reflective of the site's location within the 'Colindale Growth and Opportunity Area' where "higher density development is supported in principle."
Fellow Tory Shimon Ryde, who gave the most detailed criticism of the plans, described the high proportion of one-bedroom flats proposed as "extremely disappointing." The redevelopment would see 150 – almost 40 per cent – of the new homes built as one-beds. Cllr Ryde argued this was "out of kilter" with the council's Local Plan and represents "a missed opportunity for us as a borough to bring forward family-sized accommodation."
Council Officers' Justifications
The Conservative committee member was not convinced by responses provided by council officers at the meeting. These included the argument that the private, one-bed properties would help fund the other affordable and family homes on the new estate. Officers also noted a lower need for three and four-bed flats in the borough, with more demand instead for houses. One planning officer, giving a frank response to Cllr Ryde's concerns, said: "As you know – you've been on the committee for a while – planning is a bit of an art, where we have to balance a number of considerations." He added that "it is never the case" that planning applications of this kind have "full alignment" with all council policies. The officer continued, saying the local authority had to take "a pragmatic approach and be in the real world" which meant balancing the "desperate" need to deliver more affordable and family-sized homes with feasible building projects.
Constraints and Committee Vote
Officers also explained that other concerns, including flood prevention measures, meant the new development would be built in the same location of the current buildings, limiting the potential for more varied layouts. The council undertook a "comprehensive programme of pre-application engagement" beginning in June 2023, with a consultation with existing residents of Silk House and Shoelands Court. When it came to the vote, the scheme split councillors, with three in favour and three against. But Richard Barnes, the Labour chair of the planning committee, used his casting vote to approve the development.
