Now Barnet Council Reject Welsh Harp Development

Barnet Council have refused planning permission for housing development on the Woodfield Nursery site in Cool Oak Lane, near the Welsh Harp, submitted by the same developer who wanted to develop the Greenhouse site in Brent.

The application was turned down on the following grounds:

1. Inappropriate development on Metropolitan Open Land with no special circumstances cited for development.
2. Loss of existing employment on the site.
3. Non-compliant flood risk assessment.
4.Insufficient information on the impact of the proposed development on biodiversity and nature conservation.
5. Insufficient information on whether the develoment ould provide future occupierswith adequate levels of amenity, particularly with regard to the proximity of the Hendon Rifle Club.
6. Insuffient infromation of the development's impact on the amenity value of trees, including those protected by Tree Preservation Orders.
7. No energy strategy or assesment of the energy demands and carbon dioxide emissions of the development submitted with the application.
8. No formal undertaking in the application to enter into a travel and traffic management plan.

The decision is very welcome and means that both local councils involved have now rejected the developer's plans. However he can still appeal the decision to the Secretary of State who could over-turn the decision. There is no news yet on whether the developer is minded to appeal.

Brent Planning Committee Rejects Welsh Harp Development Application

The developer's application to build on the Greenhouse Garden Centre site at the Welsh Harp was unanimously rejected by Brent Council's Planning Committee tonight in line with the planning department's recommendation to refuse permission. Brent Area Planning Officer, Steve Weeks, said that he expected Barnet planning department would take a similar line in their report to the Barnet planning committee in January and hoped the two councils would work together on the issue. He said Boris Johnson and the GLA planning department shared Brent's opposition to the proposal and their commitment to protection of metropolitan open space. Ann John, leader of the Labour group on Brent Council, warned that the developer would be back with other proposals and that people should remain vigilant.

BRENT CHIEF PLANNER RECOMMENDS REJECTION OF THE WELSH HARP HOUSING APPLICATION

Brent Planning Committee will hear the application to build houses on the Greenhouse Garden Centre site at their meeting on December 16th, starting at 7pm, at Brent Town Hall. The Planning Committee will make a visit to the site at about 11.20am on Friday 11th December. Respondents to the application are invited to attend but will not be able to comment during the visit. At the end of the visit the 'applicant and a representative of the objectors may briefly draw Members attention to any aspect of the site that is relevant, if this is required'.

Respondents who wish to address the Planning Committee on December 16th must ring Mr Joe Kwateng on 020 8937 1354 (office hours) at least one clear day before the meeting. On the day they should arrive at least 15 minutes before the meeting starts.

The Chief Planner's recommendation on the application is 'Refuse Consent'.

The latest figures on public responses to the Barnet side of the Welsh Harp housing development application are 114 responses; which consist of 1 petition, 2 comments, 108 against the application and 1 for. No date has yet been fixed for the Barnet Planning Committee hearing.

Welsh Harp Development: Developments

Cemetery Plan 1950 (from National Archive)

The Greenhouse site appears to have been ear-marked for a sports ground

Events are moving fast in the camapign against housing development close to the Welsh Harp Space. Tara Brady of the Wembley Observer reports that Cllr Paul Lorber has written to Brois Johnson,London Mayor,asking him to reject the proposals. Lorber said, “Proposals of this nature are just not appropriate in my view for Metropolitan Open Space. Given the level of concern being raised by local people I had no option but to write to Boris and ask him to reject the proposals.”

The Open Space Society has also lodged its objections.Its general secretary Kate Ashbrook said ‘It is outrageous that this wonderful green lung should be desecrated with over 160 houses. This open space is of vital importance, for residents and visitors from further afield. They treasure the Welsh Harp reservoir and its surroundings, for quiet recreation and bird watching. This greenspace is invaluable and irreplaceable.

‘Furthermore, the Capital Ring long-distance path goes along the edge of the reservoir, and would be severely and adversely affected by the development, as would other public paths in the vicinity.

‘We have urged both councils (Brent and Barnet) to reject these damaging applications.’

Meanwhile my query about any covenants etc on the land, elicited a reply from Richard Barrett , Head of Property and Asset Management at Brent Council,  that  referred me to Legal Services for a detailed reponse but went on:

"However I can confirm that I am aware of the recent planning application and that any proposals to develop the land would also require Council approval as freehold owner. The long lease granted to Mr. Scott’s company has a restriction on use which would require the Council’s permission to amend or alter. Until the application is considered and determined by the relevant planning authority any such approach for a change of use would not be entertained."

COULD THIS LET THE WELSH HARP 'REST IN PEACE'?

The peaceful churchyard at the 900 year old Old St Andrew's Church is only a few minutes away from the proposed housing development at the Welsh Harp.

There is a connection because it emerged this week that the site of the Birchen Grove allotments, the Welsh Harp Environmental Education Centre and the Greenhouse were areas set aside for a Kingsbury Lawn Cemetery last century. It was initially expected that the cemetery would be used for burials during the Second World War. However there were still arguments about it after the War and although a chapel was built (now an eco-energy centre near the Education Centre) alongside a shelter (still there on the Greenhouse access road) no cemetery was ever constructed.

In a paper delivered to the Nine Colloquiumon on Cemeteries at York University in 2008, entitled 'The Cemetery That Never Was', Brian Parsons said that the grounds had never been de-consecrated despite intentions to do so.

This clearly raises issues about building houses on the site. Additionally the issue of  chancel taxes, imposed by the Diocese of London arises. This is a tax raised by the Diocese for church repairs. Householders in the area close to Old St Andrew's are advised to take out a special insurance in case such a tax is levied. The land in question appears to come under the Archdeaconries of both Northolt and Hampstead.

I am advised that if the land is still consecrated this means that it is subject to 'faculty juridisction'. Any development or proposal that affects land or buildings that are under the faculty jurisdiction requires grant of faculty by the Chancellor of the Diocese following advice from the Diocesan Advisory Committee and the relevant Archdeacon. This would be in addition to any statutory planning approvals by the local authority or the Secretary of State.

This is a picture of the site in the 1930s,with  the 'new' St Andrew's in the background, which shows the extent of the area. A map in the document also indicates the land may have covered both the Brent and Barnet development sites.

GET YOUR WELSH HARP OBJECTIONS IN BY TOMORROW

Although petitioning is going very well, it is important to get as many objections to the proposed Welsh Harp housing development in as possible, both to show the strength of local feeling to councillors on the planning committee, and as back-up in the event of any appeal by the developer. The current deadline for submissions on the proposed housing development on the Greenhouse Garden Centre is Friday November 20th.

You can see plans and respond directly on the planning website HERE

or e-mail: victoria.mcdonagh@brent.gov.uk
or telephone her on 020 8937 5337
The case number is 09/3220
The developer is: Mr Malcolm Scott, Garden & Plant Centre Developments Ltd, Greenhouse Garden Centre, Grove House, 1 Loves Grove, Worcester, WR1 3BU