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Redevelopment of the

Former Peel Centre,


Colindale
Open Space, Sports and Recreation Strategy
August 2014

PC21

Redrow London

Contents

CONTENTS
FOREWORD
1.

INTRODUCTION ................................................................................................................. 8

2.

RELEVANT POLICIES AND STANDARDS .................................................................... 11

3.

ACCEPTABILITY OF LOSS OF EXISTING SPORTS FACILITIES ................................ 12

4.

ANALYSIS OF EXISTING PROVISION IN THE LOCAL AREA ..................................... 13

5.

POLICY POSITION IDENTIFIED NEED ....................................................................... 19

6.

PROPOSED STRATEGIES MEETING IDENTIFIED NEED ......................................... 26

7.

SUMMARY AND CONCLUSION...................................................................................... 30

GLOSSARY OF KEY TERMS ....................................................................................................... 33


Appendices
Appendix I

Site Location Plan

Appendix II

Diagram of Existing On Site Provision

Appendix III

Location and Analysis of Existing Open Spaces

Appendix IV

Location of Existing Outdoor Sports, Gym and Formal Play Provision

Appendix V

Population Yield Calculations

Appendix VI

Child Yield and Play Space Calculations

Appendix VII

Proposed Open Space Strategy Diagrams

Appendix VIII Proposed Sports and Recreation Strategy Diagrams


Appendix IX

Proposed Play Strategy Diagrams

Appendix X

Proposed Strategy in the Context of the Wider Provision

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FOREWORD
This foreword explains the following:

The type of application that has been submitted;

The documents that have been submitted; and

What happens next?

THE APPLICATION
A Hybrid Planning Application (the Application) has been prepared for the redevelopment
of the former Peel Centre site (the Site) and is submitted by Redrow Homes Limited (the
Applicant). A Hybrid Planning Application is one that seeks Outline Planning Permission for
one part and Full Planning Permission for another part of the same site.
This Foreword, which appears at the front of every submission document, has been prepared
to explain how the many submission documents fit together in order to help stakeholders and
interested parties navigate the Application.
The paragraphs below explain the documents that have been submitted within the
Application and the inter-relationship between them.

THE DOCUMENTS
The Application includes a number of documents that are submitted for approval which
relate to the Proposed Development in its entirety, with others that pertain only to the outline
or detailed components.
The paragraphs below explain the purpose of each document, how they inter-relate with
one another and how they have been used to define the Proposed Development.
A number of documents are submitted for approval (the Primary Control Documents), whilst
others will provide background, illustrative and supporting information (the Secondary
Control Documents) to help the London Borough of Barnet (LBB) and Greater London
Authority (GLA) to reach their decision as to whether to grant permission for the application
being made.

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A Planning Application Specification Document is submitted to describe the Hybrid Planning


Application.

The Primary Control Documents


The document submitted for approval in respect to the entire Application is:

Red Line Boundary Plan, identifying the extent of the Application Site (within which
development is proposed) and the extent of land within the ownership of the Applicant.

The detailed component of the Hybrid Planning Application includes the following
documents which are submitted for approval:

Detailed Plans, Sections and Elevations, setting out in full how the detailed components
will be developed, including full details on matters of layout, scale and appearance of
the buildings, landscaping and access arrangements; and

Detailed Development Schedule, setting out the quantity and mix of development
proposed for the detailed components within the context of the site-wide allowable
quantity and mix.

The outline components of the Hybrid Planning Application are set out within three Primary
Control Documents, which define the Specified Parameters of the Proposed Development
and are submitted for approval. These are as follows:

Parameter Plans, defining the extent of the proposed routes, spaces and buildings
against allowable deviations/tolerances. Each of these component parts is identified as
a Development Zone which is identified by a letter (e.g. Development Zone A) or a
number (e.g. Public Space 1). While not a legal requirement, these are submitted at the
request of LBB and GLA;

Outline Development Schedule, setting out the type (uses) and quantity of development
that could be provided within each of the Development Zones (as identified in the
Parameter Plans) within the context of the site-wide allowable quantity and mix; and

The Design Principles Document, provides overarching guidance for future design teams
involved in the preparation of Reserved Matters Applications for the development of the
outline components, including buildings, landscape/public realm and routes. Future
Reserved Matters Applications are likely to need to comply with the Design Principles
Document if they are to be considered acceptable. Matters that have been reserved for
approval at a later date in respect to the outline components are layout, scale,
appearance and landscaping.

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While these documents must be read together to understand the development potential of
each Development Zone, the Design Principles Document sets out how the Hybrid Planning
Application is organised, and is likely to provide the best starting point for the reader.

The Secondary Control Documents


In addition to the above, a range of other documents are submitted to provide information
to help the LBB and GLA to consider the proposals and determine the Application. A full suite
of supporting documents is submitted which relates to both the outline and detailed
components of the Hybrid Planning Application.
A number of these documents make commitments and recommendations in order to make
the Proposed Development acceptable (including for example the Energy Statement).
Where this is the case, it is clearly stated, along with the mechanism for securing the
commitment (e.g. through a planning condition). The documents are as follows:

Illustrative

Masterplan,

providing

an

indication

of

what

the

overall

Proposed

Development could look like. It is not submitted for approval, but shows one way in which
a development of the type and scale proposed might fit within the Specified Parameters
for the outline components, for which Planning Permission is being sought;

Planning Statement, explaining how the Proposed Development responds to the


planning policies of London Borough of Barnet and the Mayor of London. It also sets out
why the Proposed Development is being promoted and what benefits are expected to
flow from it.

Design & Access Statement (DAS), statutory document explaining the design evolution of
the Proposed Development (the detailed and outline components). It explains how the
amount, scale, layout, appearance, landscaping, and inclusive design and community
safety issues have been developed. It includes a landscape strategy, details of the
access design, and the evolution of the Illustrative Masterplan. It also includes illustrative
design principles for the student housing and driving school sites, along with a
demonstration of how the masterplan could respond to future works to the roundabout
on Colindale Avenue, and the Transport for London (TfL)/London Underground Limited
(LUL) preferred option for improving Colindale Tube Station.

The Environmental Statement (ES) and Non-Technical Summary, statutory documents


containing the technical environmental assessments that have been undertaken to
understand the likely significant environmental effects of the Proposed Development.
These assessments are based on the Primary Control Documents, and, where
appropriate, also test the Illustrative Masterplan. The ES takes account of the proposed
variation in layout, scale and appearance of future development, and access

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arrangements as allowed for in the control documents and is based on the 'worst case
scenarios' (which may vary from topic to topic).
A number of topic based technical reports complete the suite of supporting documents,
including for example the Transport Statement, Energy Strategy and Sustainability Statement.
The table below provides a complete schedule of the documents submitted as part of the
Application.
REFERENCE

DOCUMENT TITLE

FORMS
PC1

APPLICATION FORMS & CERTIFICATES

BACKGROUND DOCUMENTS
PC2

PLANNING APPLICATION SPECIFICATION

PC3

EXISTING SITE LAYOUT AND SECTIONS

PRIMARY CONTROL DOCUMENTS


PC4

RED LINE BOUNDARY PLAN

PC5

DEVELOPMENT SCHEDULE

PC6

PARAMETER PLANS (OUTLINE COMPONENTS)

PC7

DESIGN PRINCIPLES DOCUMENT (OUTLINE COMPONENTS)

PC8

PLANS AND ELEVATIONS (DETAILED COMPONENTS)

PC9

LANDSCAPE DRAWINGS (DETAILED COMPONENTS)

PC10

HIGHWAYS DRAWINGS (DETAILED COMPONENTS)

SECONDARY CONTROL DOCUMENTS


PC11

ILLUSTRATIVE MASTERPLAN

PC12

PLANNING STATEMENT

PC13

DESIGN AND ACCESS STATEMENT (VOLUMES I, II, III)

PC14

ENVIRONMENTAL STATEMENT (VOLUMES I, II, III)

PC15

ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY

PC16

TRANSPORT ASSESSMENT

PC17

DRAFT TRAVEL PLAN FRAMEWORK

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REFERENCE

DOCUMENT TITLE

PC18

AFFORDABLE HOUSING & VIABILITY STATEMENT

PC19

RETAIL IMPACT ASSESSMENT

PC20

TOWN CENTRE USES OPERATOR REQUIREMENTS STATEMENT

PC21

OPEN SPACE, SPORTS AND RECREATION STRATEGY

PC22

WASTE MANAGEMENT PLAN

PC23

SUSTAINABILITY STATEMENT

PC24

ENERGY STATEMENT

PC25

FLOOD RISK ASSESSMENT

PC26

TREE SURVEY AND ARBORICULTURE STATEMENT

PC27

FOUL AND SURFACE WATER DRAINAGE ASSESSMENT

PC28

UTILITIES STRATEGY

PC29

VENTILATION AND EXTRACTION PRINCIPLES

PC30

CONSTRUCTION MANAGEMENT PLAN AND DELIVERY STRATEGY

PC31

OUTLINE ESTATE MANAGEMENT STRATEGY

PC32

STATEMENT OF COMMUNITY INVOLVEMENT

WHAT HAPPENS NEXT?


LBB will formally consult on the Applicants proposals for a period of no less than 21 days,
during which time interested parties have the opportunity to make any representations that
they may wish to.
If you are an interested party and you have any questions about the Application that has
been made, please direct these in the first instance to the LBB case officer dealing with the
Application,

Josleen

Chug

(Josleen.Chug@barnet.gov.uk),

or

to

Becky

Cocker

(Becky.Cocker@gva.co.uk) or Nick Alston (Nick.Alston@gva.co.uk) at GVA, the Applicants


planning advisors.

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1.

Introduction

1.1

This Open Space, Sports and Recreation Strategy accompanies a Hybrid Planning
Application (the Application) dated August 2014. The Application seeks planning
permission for a residential led mixed use redevelopment at the former Peel Centre
site (the Site) in Colindale in the London Borough of Barnet (LBB). The Application is
submitted by Redrow Homes Limited (the Applicant).

1.2

The Application is for part Full Planning Permission (with full details provided of layout,
scale, access, appearance and landscaping) and part Outline Planning Permission
(with all matters reserved except access). This strategy has been prepared by GVA on
behalf of the Applicant.

1.3

This report sets out the strategy for the provision of open space, sports and recreation
facilities required in association with the Application. The purpose of the report is to
demonstrate the acceptability of the loss of existing sports facilities within the Site and
that appropriate open space, sports and recreation facilities are being provided to
meet the needs of future residents.

1.4

The report firstly explains the rationale for the loss of existing on-site sports facilities. It
then analyses the current facilities available in the local area, summarises the key
underlying policies and identified needs, and then presents the proposed strategy for
the provision of Public Open Space (POS), sports, recreation and play facilities within
the Peel Centre development.

1.5

The report contains the following sections:

Section 2 Relevant Policies and Standards

Section 3 Loss of Existing Sports Facilities

Section 4 Current Provision in the Local Area

Section 5 Policy Position Identified Need

Section 6 Proposed Provision Meeting Need

Section 7 Conclusions

Background
1.6

In 2013 the Applicant purchased part of the Peel Centre site in Colindale, London
(the Site) from the Mayors Office for Policing and Crime (MOPAC). The Site became
available for purchase as a result of a rationalisation programme being undertaken

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by the Metropolitan Police Service (MPS), with the existing training operations being
consolidated into a smaller area, and the remainder of the site being disposed.
1.7

The Site is identified within the LBB Development Plan for a residential-led mixed use
redevelopment, and this scheme is now being advanced by the Applicant.

1.8

The Proposed Development requires a large number of physical changes to the Site
which constitute development, and for which planning permission is required. A
Hybrid Planning Application has therefore been prepared.

The Proposed Development


1.9

This Statement is submitted in support of a Hybrid Planning Application, and the formal
description of development to which the Application relates is as follows:
Comprehensive redevelopment of the former Peel Centre site to include the
demolition

of

existing

buildings

and

provision

of

residential-led

mixed

use

development comprising use classes C3, A1/2/3/4 and D1/2, with associated site
preparation/enabling works, transport infrastructure works, landscaping works and
provision of car parking
1.10

In summary, the Proposed Development includes the following key characteristics:

Up to 2,900 new dwellings across the Site (within Development Zones A Z) with a
mixture of houses, duplexes and apartments;

A new Neighbourhood Centre around Colindale Avenue with shops, cafes and
restaurants, a food store, community and leisure uses, and car parking;

A new three form entry primary school and nursery;

A minimum of four hectares of Public Open Space across the Site; and

A network of new streets, pedestrian and cycle routes, including a new


pedestrian underpass connection.

1.11

A Hybrid Planning Application is one that seeks Outline Planning Permission for one
part and Full Planning Permission for another part of the same site. It is envisaged that
the Proposed Development will be delivered in three primary development stages,
each with associated phases. The phasing is indicative at this stage and is assumed
for the purposes of assessment.

1.12

Full Planning Permission is sought for Proposed Development within indicative


development stage 1 (hereafter referred to as the detailed components), with the

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exception of the school which is submitted for approval in outline. Full details are
submitted of the proposed layout, scale, appearance, access and landscaping for
the detailed components which include:

12 buildings (Blocks H, J, K, L, M, N, P, Q, R, S, T and U), comprising a total of 888


new residential dwellings and 179 sqm of A1-4/D2;

1.13

Associated site preparation/enabling works;

Landscaping works (including the Neighbourhood Park); and

Transport infrastructure and car parking.

Outline Planning Permission is sought for the remainder of the Proposed Development.
This is hereafter referred to as the outline components. With respect to the outline
components, all matters are reserved for approval at a later date (through Reserved
Matters Applications), except for access which is submitted for approval in detail. The
outline components include:

The school (in development stage 1);

Seven buildings in development stage 2 (within Development Zones A, B, C, D, E, F


and G), comprising up to 1,160 residential dwellings and up to 10,000 square
metres of town centre uses (A1-4, D1 and D2), including a food store (of up to
3,000 square metres net sales GIA);

Five buildings in development stage 3 (within Development Zones V, W, X, Y and


Z), comprising up to 852 residential dwellings;

1.14

Associated site preparation/enabling works;

Landscaping works (including Station Plaza and Peel Square); and

Transport infrastructure and car parking.

A more detailed description of the Proposed Development can be found in the


Planning Application Specification submitted in support of the Application.

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2.

Relevant Policies and Standards

2.1

The relevant statutory planning policy and guidance that has informed the open
space, sports and recreation strategy for Proposed Development is found in the
following documents:
National

National Planning Policy Framework (NPPF), March 2012.

National Planning Practice Guidance (NPPG), March 2014.

Regional

The London Plan, July 2011.

Revised Early Minor Alterations to the London Plan (REMA), October 2013.

Draft Further Alterations to the London Plan (FALP), January 2014.

London Plan Play and Informal Recreation Supplementary Planning Guidance


(SPG), September 2012.

London Plan All London Green Grid SPG, March 2012.

London Plan Sustainable Design and Construction SPG, May 2006.

Local

2.2

London Borough of Barnet (LBB) Core Strategy, September 2012.

LBB Development Management Policies DPD, September 2012.

Colindale Area Action Plan (AAP), March 2010.

LBB Sustainable Design and Construction SPD, April 2013.

LBB Planning Obligations SPD, April 2013.

In addition, the following documents provide non-statutory guidance (or provide a


policy evidence base) and have informed the proposals:

Sport England Guidance Planning for Sport, June 2013.

LBB Open Space, Sports and Recreational Facilities Assessment, 2009.

Colindale Open Spaces Strategy, (Burns and Nice) 2013.

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3.

Acceptability of Loss of Existing Sports Facilities

3.1

The Site currently accommodates the following sports facilities (see Appendix II):

An Athletics Track

Full Size Football Pitches (4)

A Cricket Pitch

Two Mini Football Pitches (2)

A Health and Fitness Suite

Squash Courts (3)

Sports Halls (2), with capacity for Badminton Courts (15), Basketball Courts (3),
Volleyball Courts (5), Netball Courts (5)

3.2

These existing facilities have historically been used by one single user group (the Met
Police) and are not accessible to the wider public. The facilities are generally of poor
quality and in a poor state of repair, as well as being substantially underused owing to
the changing nature of training operations at the Peel Centre site.

3.3

The MPS has confirmed that the facilities are no longer required to support their
training operations. This has been accepted by the Mayors Office for Policing and
Crime (MOPAC) who subsequently sold the Site to a house builder, the Applicant.

3.4

The above position is reflected in policies set out in the Adopted Colindale Area
Action Plan (2010) which specifically allow for the loss of the playing fields (and other
sports facilities) to make way for a residential-led mixed use redevelopment. This is an
up to date, adopted development plan that has been subject to public examination.
Accordingly, the principle of the loss of the playing fields and other sports facilities has
been established as acceptable in planning terms. This matter is therefore fully
satisfied and is not covered further.

3.5

The subsequent sections of this report provide an analysis of the existing provision and
needs for open space, sport and play and how the needs of the future community
proposed at the Peel Centre Site will be met.

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4.

Peel Centre Hybrid Planning Application

Analysis of Existing Provision in the Local Area


Existing Open Space

4.1

This section provides an analysis of the quantity, quality and accessibility of existing
open spaces in the catchment of the Site.

4.2

Table 1 below identifies the parks and open spaces within a 1 km catchment of the
Site, along with their typology (according to the London Plan), size and distance from
the Site (see Appendix III). It compares the actual sizes of the spaces and distances to
those recommended within the London Plan open space hierarchy accessibility
standards to analyse the existing provision available to the Site. Table 1 demonstrates
that there are a range of existing open spaces that are accessible from the Site.
Table 1 Location and Quantity of Existing Open Spaces Near to the Peel Centre Site
Existing Open
Space

Typology
(London Plan)

Minimum
Size (Ha)

Actual Size
(Ha)

Required
Distance*

Distance
from Site*

Fryent Country Park


(LB Brent)

Metropolitan
Park

60

103

3.2 km

3.2 km

Sunny Hill Park

District Park

20

21.54

1.2 km

700 m

Montrose Park

Local Park and


Open Space

11.04

400 m

410 m

Grahame Park

Local Park and


Open Space

6.24

400 m

612 m

Rushgrove Park

Local Park and


Open Space

3.65

400 m

110 m

Colindale Park

Small Open
Space

<2

1.09

<400 m

50 m

Beaufort Park

Small Open
Space

<2

0.76

<400 m

50 m

* Distance is determined as the crow flies and to the nearest entrances.


Within required distance from the Site
Marginally beyond required distance from the Site
Beyond required distance from the Site

4.3

Table 2 below identifies the quality of relevant existing open spaces (see Appendix III)
having regard to the LBB Open Space Assessment (2009). Where a space was not

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included within the 2009 assessment, a commentary is given based on professional


judgement.
Table 2 Quality of Existing Open Spaces Near to the Peel Centre Site
Existing Open
Space

Type (London Plan)

Overall Quality / Value


(LBB Open Space
Assessment, 2009)

Quality Assessment (LBB


Open Space Assessment,
2009)

Fryent Country
Park (LB Brent)

Metropolitan Park

N/A (outside Borough).

N/A

Sunny Hill Park

District Park

No quality assessment
within Brent Open
Space Report 2009.
Good quality, high
value

Facilities (good),
welcoming and
cleanliness (good),
information (fair), variety
of natural features (poor)
Accessibility (fair*)

Montrose Park

Local Park and


Open Space

Fair quality, highmedium value

Facilities (fair), welcoming


and cleanliness
(good/fair), information
(fair)
Accessibility (fair*)

Grahame Park

Local Park and


Open Space

Fair quality, highmedium value

Facilities (fair), welcoming


and cleanliness (good),
information (good),
variety/quality of natural
features (poor)
Accessibility (fair*)

Rushgrove Park

Local Park and


Open Space

Fair quality, highmedium value

Facilities (fair), welcoming


and cleanliness (good),
information (good),
variety/quality of natural
features (poor)
Accessibility (poor)

Colindale Park

Small Open Space

Fair quality, medium


value

Sports facilities (poor),


non-sports (fair),
welcoming and
cleanliness (good),
information (poor),
variety/quality of natural
features (poor)
Accessibility (fair*)

Beaufort Park

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Small Open Space

N/A (developed pre2009 assessment)

N/A, however access to


park currently restricted to

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Existing Open
Space

Peel Centre Hybrid Planning Application

Type (London Plan)

Overall Quality / Value


(LBB Open Space
Assessment, 2009)

Quality Assessment (LBB


Open Space Assessment,
2009)
residents of Beaufort Park.

* According to the LBB study (2009), these sites is neither judged as scoring poorly or well and it
is therefore assumed having regard to the scores that accessibility is fair.

4.4

In terms of quality, as demonstrated by Table 2, the existing open spaces that are
accessible to the Site (according to London Plan accessibility standards) are
generally of fair to good quality and medium to high value.

4.5

While they provide good quality facilities and are welcoming and clean, there are
however issues identified with the variety and quality of natural features, and in one
instance accessibility is poor (Rushgrove Park).

Existing Sports Facilities


4.6

This section provides an analysis of the quantity, quality and accessibility of existing
sports pitches and facilities within walking distance of the Site.

4.7

Table 3 identifies the existing sports facilities within walking distance of the Site (see
Appendix IV), along with their typology, distance from the Site and current available
capacity where relevant (in the case of pitches used by teams).
Table 3 Location and Quantity of Existing Sports Facilities (Within Walking Distance of Site)
Location

Type (LBB, 2009)

Type of Sports
Facility

Available Facilities

Walking
Distance
from Site

Capacity*

Sunny Hill
Park

District Park (Local


Authority)

Playing Pitch

Cricket Pitch

800 m

100%

Sunny Hill
Park

District Park (LA)

Playing Pitch

Football Pitch (7-aside)

500 m

60%

Sunny Hill
Park

District Park (LA)

Courts

Tennis Courts (3no)

500 m

n/a

Sunny Hill
Park

District Park (LA)

Courts

MUGA suitable for


basketball

500 m

n/a

Montrose
Park

Public Outdoor
Sports (LA)

Playing Pitch

Football Pitch (9-aside)

700 m

100%

Montrose
Park

Public Outdoor
Sports (LA)

Playing Pitch

Football Pitches
(11-a-side) (3no)

700 m

83%

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Location

Type (LBB, 2009)

Type of Sports
Facility

Available Facilities

Walking
Distance
from Site

Capacity*

Montrose
Park

Public Outdoor
Sports (LA)

Playing Pitch

Gaelic Football
Pitch

700 m

67%

Montrose
Park

Public Outdoor
Sports (LA)

Court

MUGA suitable for


tennis (2no)

700 m

n/a

Copthall
Playing Fields

Public Outdoor
Sports (LA)

Playing Pitch

Cricket Pitches
(3no)

1.1 km

22%

Copthall
Playing Fields

Public Outdoor
Sports (LA)

Playing Pitch

Football Pitches
(11-a-side) (10no)

1.1 km

38%

Copthall
Playing Fields

Public Outdoor
Sports (LA)

Playing Pitch

Football Pitches (5a-side) (4no)

1.1 km

n/a

Copthall
Playing Fields

Public Outdoor
Sports (LA)

Playing Pitch

Football Pitches (7a-side) (4no)

1.1 km

60%

Copthall
Playing Fields

Public Outdoor
Sports (LA)

Playing Pitch

Football Pitches (9a-side) (5no)

1.1 km

0%

Copthall
Playing Fields

Public Outdoor
Sports (LA)

Playing Pitch

Gaelic Football
Pitch

1.1 km

67%

Grahame
Park

Local Park

Playing Pitch

Floodlit MUGA
suitable for 8-aside football and
basketball

500 m

n/a

Rushgrove
Park

Local Park

Playing Pitch

MUGA suitable for


tennis x3,
basketball, 5-aside football

60 m

n/a

* Based on information received from LBB. The figures for Copthall are based on the 2012-13
season as the facility is currently closed for upgrade works.

4.8

As is demonstrated by Table 3 (and Appendix IV), there are a range of sports facilities
within walking distance of the Site. The majority of these currently have capacity to
support increased usage, with the exception of the cricket pitch at Sunny Hill Park and
a 9-a-side football pitch at Montrose Park. Table 4 below provides information on the
quality of the existing facilities, based on the LBB Open Space Assessment (2009) and
feedback from the local authority received in 2014.

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Table 4 Quality of Existing Sports Facilities (Within Walking Distance of the Peel Centre Site)
Location

Sports Facilities

Assessed Quality (LBB,


2009)

Comments on
Quality** (LBB 2014)

Sunny Hill Park

Cricket Pitch

Sunny Hill Park

Football Pitch (7-a-side)

Sports facilities quality


(good), value (not
assessed/stated)

Sunny Hill Park

Tennis Courts (3no)

Cricket pitch is poor


quality due to
proximity to
boundary footpath
and poor surface.

Sunny Hill Park

MUGA suitable for basketball

Montrose Park

Football Pitch (9-a-side)

Montrose Park

Football Pitches (11-a-side)


(3no)

Montrose Park

Gaelic Football Pitch

Montrose Park

MUGA suitable for tennis (2no)

Copthall Playing
Fields

Cricket Pitches (3no)

Sports facilities quality


(poor), value (highmedium)

Copthall Playing
Fields

Football Pitches (11-a-side)


(10no)

Accessibility (fair*)

Copthall Playing
Fields

Football Pitches (5-a-side) (4no)

Copthall Playing
Fields

Football Pitches (7-a-side) (4no)

Copthall Playing
Fields

Football Pitches (9-a-side) (5no)

Copthall Playing
Fields

Gaelic Football Pitch

Grahame Park

Floodlit MUGA suitable for 8-aside football and basketball

Accessibility (fair*)

Sports facilities quality


(fair), value (medium)
Accessibility (fair*)

Sports facilities quality


(fair), value (not
assessed/ stated)
Accessibility (fair*)

Rushgrove Park

MUGA suitable for tennis x3,


basketball, 5-a-side football

Sports facilities quality


(fair), value (not
assessed/ stated)

Pavilion in need of
investment and
pitches suffer from
drainage issues.

Football pitches
currently closed
(2013-14 season) for
drainage
improvement works.

Facility circa 10 years


old, property services
seeking a new
operator.
No comment.

Accessibility (poor)

** According to the LBB study (2009), these sites is neither judged as scoring poorly or well and it
is therefore assumed having regard to the scores that accessibility is fair. * Based on information
received from LBB in 2014 (unpublished).

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4.9

Peel Centre Hybrid Planning Application

Tables 3 and 4 (and Appendix IV) demonstrate that there is a good range of sports
pitch and court facilities in the local area with available capacity to meet the future
needs of the population of the Site.

4.10

The facilities available at Sunny Hill Park, Grahame Park and Rushgrove Park are
generally of fair/good quality, with the exception of the cricket pitch at Sunny Hill
Park.

4.11

The football pitches at Copthall Playing Fields are closed for improvement works and
will be available for the 2014/15 season and we understand that funding has been
earmarked by LBB for improvements to Montrose Park.

Existing Play Facilities


4.12

This section provides an analysis of the quantity, quality and accessibility of existing
sports pitches and facilities within walking distance of the Site.

4.13

Table 5 (and Appendix IV) identifies the existing formal play facilities within walking
distance of the Site, along with their typology (according to the London Plan SPG),
distance from the Site and level of accessibility.
Table 5 Existing Formal Play Provision (Within Walking Distance of the Peel Centre Site)
Existing Open Space

Type (London
Plan SPG)

Walking Distance
from Site

Accessibility (LBB, 2009)

Rushgrove Park

LEAP

60 m

Accessibility (poor)

Colindale Park

NEAP

60 m

Accessibility (fair*)

Sunny Hill Park

NEAP

500 m

Accessibility (fair*)

Grahame Park

LEAP

500 m

Accessibility (fair*)

Silkstream Park

LEAP

1.2 km

Accessibility (fair*)

*According to the LBB study (2009), these sites is neither judged as scoring poorly or well and it is
therefore assumed having regard to the scores that accessibility is fair.

4.14

As demonstrated by Table 5, there is a good provision of existing formal play facilities


within walking distance of the Site, the majority of which have a fair level of
accessibility. While access to Rushgrove Park from the Site is currently restricted by the
railway line, this will be addressed through the opening of a new pedestrian
connection to the south (the Peel Link).

4.15

The implications of this analysis for the proposed open space, sports and play strategy
(with respect to identified needs) are set out in the subsequent section of this report.

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5.

Peel Centre Hybrid Planning Application

Policy Position Identified Need


Open Space

5.1

This section summarises the key planning requirements and identified need for open
space within the Proposed Development, which have informed the proposed open
space strategy.
Access to Existing Open Spaces

5.2

The NPPF requires green infrastructure to be created within developments where


possible (paragraph 74). The London Plan and the All London Green Grid (ALGG) SPG
seeks enhancements to Londons green infrastructure, including by addressing needs
arising where proposals fall within a regional or metropolitan park deficiency area
(Policy 2.18).

5.3

As demonstrated within the previous section, the Site is within the accessibility
catchments set by the London Plan for a Metropolitan Park (Fryent Country Park),
District Park (Sunny Hill), Local Park and Open Spaces (Rushgrove Park) and Small
Open Spaces (Colindale and Beaufort Parks).

The Site is however not within the

catchment of a Regional Park (not uncommon within London where there are few
formally designated Regional Parks of this scale) and therefore, in accordance with
the London Plan, adequate provision should be made within the Proposed
Development to address the deficiency.
5.4

The London Plan promotes the provision of new green infrastructure which is
integrated into the wider network and which links green infrastructure to improve
accessibility. This aligns with the recommendations of the Colindale Open Spaces
Study (Burns and Nice, 2013) which includes a vision for a Green Grid of linked
existing and new open spaces to be established in Colindale, providing a network of
tree lined streets, small green spaces, pocket parks and local parks.
Quantitative Needs

5.5

At the local level, according to LBB Core Strategy Policy CS5 (map 10), the Site is not
within an area of deficiency for public open space and, as such, there is no
quantitative requirement to provide for open or natural green space to address
existing local need.

5.6

The needs generated by the future population of the Proposed Development must
however be met appropriately. This is acknowledged by adopted policy within the
LBB Core Strategy (Policy CS7) and Colindale AAP (2010) which requires a new Local

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Park of approximately 5 hectares to be provided within the Site. This policy


requirement is to support the future population of the Site and other developments
within the wider Colindale area.
5.7

Following the adoption of the Colindale AAP in 2010, LBB appointed consultants Burns
and Nice to conduct a qualitative and quantitative review of open space provision
within the Colindale and Burnt Oak Opportunity Area to provide an advanced
strategy. That study (reported in 2013) provides an updated evidence base of need,
concluding that there is a requirement for:

4 hectares of open space to be provided within the Peel Centre Site, comprising:

a 2 hectare Local Park; and

a further 2 hectares of green space for passive recreation within new local and
pocket parks.

Qualitative Needs
5.8

As demonstrated by the previous section of this report, the Site has access to a good
range of existing open spaces in the local area which are generally of fair/good
quality. One of the spaces, at Rushgrove Park, however suffers from poor accessibility,
and a deficiency area has been identified to the north of Aerodrome Road as a result
of poor accessibility (Burns and Nice, 2013).

5.9

Section 4 also demonstrates that, on the whole, the existing open spaces have good
facilities and are welcoming and clean. There are however identified deficiencies in
respect to the quality and variety of natural features. While providing for the needs of
the future population on-site, the Proposed Development can therefore assist in
improving accessibility to the wider area and should ensure that the spaces provide
natural features in addition to other necessary community functions.

5.10

Qualitative considerations for the new open spaces provided within the Site are given
in the London Plan, which seeks to establish a linked network of multifunctional and
complementary green spaces. It identifies that any new open spaces should provide
for:

protection and enhancement of biodiversity;

climate change adaptation and mitigation;

improving water resources, flood mitigation and reduced flood risk through
sustainable urban drainage systems;

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increasing recreational opportunities, access to and enjoyment of open space to


promote healthy living;

creating a sense of place and opportunities for greater appreciation of the


landscape and cultural heritage;

5.11

promoting walking and cycling;

a place for local food production; and

a place for outdoor education and children's play.

The above policy priorities are reflected at the local level within the LBB Core Strategy
and Development Management Document.

5.12

In addition, as part of the open space provision for the wider Opportunity Area, the
Colindale Open Spaces Strategy (Burns and Nice, 2013) identifies more specifically a
need for the following to be delivered at the Site:

A new local park with a range of facilities;

New pocket parks including opportunities for 1 NEAP play facility, nature
conservation and community food gardens;

A new pedestrian and cycle route to provide an important section of the Hills
and Dale Green Ring walk between Aerodrome Road and Colindeep Lane
linking with the open space resource to the south of the London Underground
line.

A new pedestrian and cycle route between Aerodrome Road and the Colindale
Station public space to form a section of the Flight Path walk.

Tree lined streets with swales.

Tree planting along the London Underground line corridor to enhance its nature
conservation value.

5.13

Details of the proposed strategy which have been developed in response to this can
be found in Section 6.

Sports Facilities
5.14

This section summarises the key planning requirements and identified need for sports
facilities within the Proposed Development which have informed the proposed sports
strategy.

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5.15

Peel Centre Hybrid Planning Application

The London Plan (Policy 3.19) identifies the Mayors intention to increase participation
and tackle inequality in access to sport and physical activity in London. It specifically
supports proposals that increase or enhance the provision of sports and recreation
facilities. At the local level, LBB Core Strategy (Policy CS7) also seeks provision for
sports facilities and better access arrangements where opportunities arise from
developments that create an additional demand for open space.

5.16

According to LBB Core Strategy Policy CS5 (map 10), the Site is not within an area of
deficiency and therefore there is no quantitative requirement to provide for sports
facilities to address existing need. It is however recognised that the Proposed
Development will create a new community with an approximate population of
approximately 5,796 people (see Appendix V) which will need to be adequately
served by accessible sports facilities.

5.17

As set out in Section 4 above, the analysis of existing provision has concluded that
there is a good range of facilities (including playing pitches and courts) within walking
distance of the Site, the majority of which have surplus capacity to provide some
facilities for the future population.

5.18

The analysis has however identified issues with the quality of a number of facilities with
respect to accessibility and condition, and the Colindale Open Spaces Strategy
(Burns and Nice, 2013) identifies a deficiency in the provision of football pitches and
other sports facilities across the Opportunity Area, particularly in the area to the north
of the London Underground Line. As such there is a requirement to provide
appropriate sports facilities on-site to serve the increased population in Colindale and
pattern of localised deficiency.

5.19

To address this need, adopted policy within the Colindale AAP requires the delivery of
significant publicly accessible sports and leisure facilities within the Site as part of the
new 2 hectare Local Park. The Colindale Open Spaces Strategy (Burns and Nice,
2013) has subsequently identified that these facilities should include:

5.20

1 senior pitch;

1 seven-a-side pitch;

1 large MUGA with associated changing rooms and ancillary facilities; and

shared sports facilities with the proposed new school.

As part of the provision for the wider Opportunity Area, the strategy also identifies a
need for:

Smaller pocket parks with play areas and ball courts;

Linked greenways for walking and cycling, including trim trails.

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5.21

Peel Centre Hybrid Planning Application

Details of the proposed strategy which have been developed in response to this can
be found in Section 6.

Play
5.22

This section summarises the key planning requirements and identified need for play
facilities within the Proposed Development, which have informed the proposed play
strategy.
Quantitative Needs

5.23

Policy 3.6 of the London Plan requires developments proposals that include housing to
make provision for play and informal recreation based on the expected child
population generated by the scheme and an assessment of future needs. It refers to
the London Plan Play and Informal Recreation SPG for further guidance.

5.24

LBB Core Strategy policy CS7 requires improved access to children's play space from
all developments that increase demand, and LBB Development Management Policy
(DM02) requires development to demonstrate compliance with the London Plan.

5.25

According to the London Plan Play and Informal Recreation SPG (2012), provision
should be made for 10 m2 of play space per child. The Proposed Development will
generate a yield of approximately 704 children across all ages (against the target site
wide mix) which, in line with the SPG child yield calculator, results in a requirement for
7,042 sqm of childrens play space (see calculations at Appendix VI). This figure is
based on the maximum number of residential units being applied for across the
Proposed Development (2,900), the target mix of unit sizes and the indicative tenure
mix and will be refined for the outline components at the Reserved Matters stage.

5.26

The London Plan also refers to an assessment of need as a consideration in


determining the level of provision. According to LBB Core Strategy Policy CS5 (map
10), the Site is not within an area of open space deficiency. As identified in the
Colindale Open Spaces Strategy (Burns and Nice, 2013), the current level of formal
play provision within the Colindale and Burnt Oak Opportunity Area is 0.02 ha per 1000
population; this is roughly twice the provision for Barnet as a whole according to the
LBB Open Space and Recreational Facilities Assessment (2009). The current provision is
deemed to be suitable for children within various age groups and is distributed within
the main parks (see Table 5).

5.27

While at a strategic level the Site is not within an area of play space deficiency,
adopted policy in the Colindale AAP does require a number of childrens play
facilities as part of the new Local Park within the Site. The Colindale Open Spaces
Strategy (Burns and Nice, 2013) suggests that the area in Colindale to the north of the

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London Underground line is deficient in formal play facility provision. As such, it


identifies a requirement for the following on the Peel Centre Site:

a new NEAP; and

a number of LEAPs distributed within proposed new open spaces and pocket
parks.

Qualitative Needs
5.28

There are a number of qualitative considerations that apply in meeting childrens play
needs as part of the Proposed Development, as set out below.

5.29

The London Plan (and associated SPG) promotes parks and open spaces as
multifunctional spaces that offer a range of leisure and recreation opportunities for
users of all ages, encouraging more innovative approaches to the design of children's
play. It promotes 'shared' public space or communal space which offers a range of
leisure and recreation opportunities for users of all ages' and identifies that they should
provide formal, informal and incidental play.

5.30

According to the London Plan SPG, a good quality playable space should provide
safe access to physically accessible and inclusive facilities that are stimulating and
fun. A good place to play needs a number of key elements:

space (adequate space integrated into the Proposed Development);

location and accessibility (well-located spaces near homes, schools and


accessible routes);

an environment that encourages healthy lifestyles (access to opportunities for


children to participate in physical activities that are appropriate for their age and
stage of development);

inclusion (minimise barriers to accessible play);

diversity in lifetime neighbourhoods (providing for the needs of children of


different age, sex, ethnicity, religion and level of ability);

playable space in a child-friendly city (designing for and play value through
fixed equipment, informal recreation activities or engaging landscaping features);

access to nature (access to both existing and new wildlife habitats should be
enhanced for children);

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safety and security (good places for play should include a degree of physical
challenge and allow managed opportunities for children and young people to
take risks); and

5.31

management and maintenance (an effective regime should be in place).

Policy and guidance also encourages the shared community use of school facilities
(London Plan paragraph 3.113, Core Strategy policy CS10 and Sport England
guidance) for a range of community activities, such as pre or after school cultural
and other sports activities.

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6.

Peel Centre Hybrid Planning Application

Proposed Strategies Meeting Identified Need


Open Space

6.1

In line with the identified needs and policy requirements, and as illustrated by the
diagrams at Appendix VII, the open space strategy for the Proposed Development
includes the following:

A minimum of 4 hectares of publicly accessible open space across the Peel


Centre Site providing a high quality environment for future residents, promoting
healthy lifestyles and improving access to open space for the wider Colindale
population.

New public open spaces distributed throughout the Site in a variety of different
types and sizes, from pocket parks and small open spaces, to a new Local Park.

Spaces linked together with tree lined streets that are safe for walking and
cycling, creating a network of green spaces within the Site and forming a major
component of the wider green network in Colindale.

A new 2.26 ha Local Park forming the green communal heart of the
development, incorporating the full variety of uses. It will consist predominantly of
informal recreation space, with flexible pitch provision, natural landscaped areas
and structured play space for children of all ages.

A new pedestrian link to the south of the park will introduce access to the
development for residents to the south on Colindeep Lane and beyond. The park
will therefore be easily accessible for the wider population of Colindale, linking
into the wider network of green space and the 'Green Ring' envisaged for the
area.

New civic squares announcing the key gateways to the Site at the western and
north-eastern ends with a more formal public realm in the areas with highest
footfall. This will also provide flexible space for a variety of community uses at the
western end, adjacent to the new Colindale town centre.

New pocket parks lining the southern edge of the Site will be accessible to all and
not dedicated to a particular block. These multifunctional spaces will provide
informal recreation, community growing and natural features. They will provide a
pleasant pedestrian link to the Colindale underground station.

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A network of new small open spaces throughout the Site along the central spine
road, providing breathing spaces along the route. These spaces will encompass
a variety of uses, including informal recreation space, children's play, flower
gardens and seating.

New 'London Square' type spaces to the west (West Square), along the central
part of the spine and in the eastern end (East Square) will respond to the mansion
block housing that surround them. These will include seating and tree planting,
flower gardens, lawn space and children's play.

Communal amenity spaces will be provided within blocks which, in combination


with the 4 hectares of publicly accessible open space, will provide the highest
level of outdoor amenity for the community.

6.2

Where it addresses all the previously identified policy requirements and needs, this is a
policy compliant strategy for open space provision.

Sports Facilities
6.3

In line with the identified needs and policy requirements, and as illustrated by the
diagrams at Appendix VIII, the sports strategy for the Proposed Development is as
follows:

New informal outdoor sports provision within the Local Park, with the ability to
accommodate a full sized cricket pitch and 2 x 7-a-side football pitches or a full
11-a-side senior pitch.

Shared community/school use of the football and cricket pitch provision will meet
the informal needs of the local community and provide access to field sports for
the primary school. This will ensure that the space can be used for sports
throughout the year.

An informal approach to the design of pitches will provide flexibility to response to


the future needs of the community, with the ability to provide a senior football
pitch if the demand arises.

A site wide management company responsible for the spaces and sports facilities
will ensure the on-going quality and long term maintenance of the facilities and
will consult with the community to ensure that the informal pitch provision aligns
with the desired usage.

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A new MUGA provided within the school will provide other sports and recreational
facilities for the primary school children.

Community use of the MUGA outside of school hours (with direct access to the
Local Park) will provide other sports court facilities, for example tennis and
basketball, and play for older children.

Meeting the needs of the future community while increasing access to sports for
the wider Colindale community through the combined provision of new sports
facilities in the Local Park, MUGA, routes and smaller spaces across the Site.

New walking, jogging, cycling and a full trim trail circuit around the site will
encourage healthy lifestyles, providing pleasant and convenient informal
recreational routes which connect the open spaces and the wider Colindale
area.

6.4

Where is addresses all the previously identified policy requirements and needs, this is a
policy compliant strategy for sports and recreational provision.

Play
6.5

In line with the identified needs and policy requirements, and as illustrated by the
diagrams at Appendix IX,

the play strategy for the Proposed Development is as

follows:

New pedestrian routes will allow access for future residents to a number of existing
play spaces in the vicinity of the Site which cater to the communities immediately
surrounding.

New on-site provision will however provide for the needs of the future community
on-site with space identified for the required 7,042 sqm of childrens play the
final quantum will be determined for the outline components at Reserved Matters
stage.

A variety of new play spaces will be distributed throughout the development,


giving opportunities for a variety of play experiences for all ages of children,
including a multifunctional playable space (circa 2,309 sqm), a MUGA (circa 825
sqm) and a series of doorstep playable spaces.

Play will be integrated with other open space uses to ensure that spaces are safe
active throughout the day.

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The new Local Park will combine neighbourhood play facilities and incidental play
alongside informal sports facilities and recreation.

A range of play structures, environments and experiences will be provided which


are not restricted to standard items of equipment. The Park and smaller spaces
offer spatially rich and topographically varied spaces to encourage free play and
exploration.

Play for 0-4 year olds will be provided within a series of doorstep playable spaces
distributed throughout the Site in close proximity to homes, in the Pocket Parks
along the southern boundary, in the West and East Squares (and/or within
communal areas where necessary) providing secure spaces with natural
surveillance.

Play for 5-11 year olds and over 11s will be provided within a multifunctional space
within Local Park at the heart of the development. This neighbourhood play space
will include formal equipment with active play, and the wider space in the Local
Park will provide for informal play, with space for meeting and 'hanging-out'.

Informal and incidental play areas will be provided throughout the site in areas of
open and naturalised space, meeting the objectives for improving access to
biodiversity and nature for children and young people.

Out of hours community access to the MUGA will particularly benefit the 5-11 and
over 11s age groups in providing space for ball sports.

6.6

Where is addresses all the previously identified policy requirements and needs, this is a
policy compliant strategy for play provision.

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7.

Summary and Conclusion

7.1

Below is a summary of the key conclusions within this report. In conclusion, the
proposed strategies are informed by existing available provision, policies and
identified needs, and represent exceptional quality to serve the future and existing
community of Colindale.
Existing Sports Facilities

The existing playing fields and sports facilities within the former MPS training site
have historically been used by the MPS and are not publicly accessible; and

Adopted planning policy allows specifically for the loss of the playing fields and
sports facilities to make way for a residential-led mixed use redevelopment. This
policy position is established within an up to date adopted development plan
which has been subject to public examination.

Open Spaces

There are a good range of existing open spaces within the accessibility
catchments of the Site. These are generally of fair to good quality, welcoming and
clean, contain good quality facilities, and are accessible (with the exception of
Rushgrove Park which has poor accessibility);

The Site is not within the accessibility catchment of a Regional Park and therefore
provision should be made for new green infrastructure within the development.
New green infrastructure should integrate into the wider network and contribute
towards the creation of a Green Grid, with a network spaces and streets;

The Site is not within an area of identified open space deficiency locally, however
there is a policy requirement to provide new open space within the Site, and a
need identified for 4 hectares including a new 2 ha Local Park and other local /
pocket parks, to support the future population of the Site and wider Colindale
area;

New spaces should be distributed throughout the Site, providing a range of


facilities and experiences (sports, passive recreation, play and informal recreation,
community food gardens, trees, natural features and biodiversity, climate change
adaptation);

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The Proposed Development provides over 4 hectares of publicly accessible open


space, with a variety of different spaces distributed throughout the Site, including
a 2.26 ha Local Park, civic squares, London parks and pocket parks. The new
spaces provide a multitude of functions, including recreation, community growing
and natural features;

New spaces are linked with a network of tree lined streets which open up
connections with the wider neighbourhoods and network of open spaces; and

Communal amenity spaces will also be provided within blocks, further enhancing
the quality of the environment and encouraging healthy lifestyles.

Sports Facilities

There are a range of indoor and outdoor sports facilities (including pitches and
courts for various sporting activities) within walking distance of the Site;

The majority of these facilities have available capacity to support increased


usage, with the exception of the cricket pitch at Sunny Hill Park and one of the 9a-side football pitches at Montrose Park;

The facilities are generally of fair to good quality, with the exception of the cricket
pitch at Sunny Hill Park, the football pitches at Copthall Playing Fields (closed for
improvement works and due to be open for 2014/15 season) and Montrose Park
(programme of improvements planned by LBB);

The Site is not within an area of identified deficiency in access to sports facilities
locally (Borough scale); however, there is a localised deficiency in the provision of
football pitches and other sports facilities in the Opportunity Area and a policy
requirement to provide new facilities within the Local Park. Need has been
identified for football pitches (1-senior and 1 seven-a-side), a MUGA and shared
sports facilities with the school within the Site, as well as play areas and courts
within pocket parks and linked walking, cycling and trim trail routes;

The Proposed Development provides flexible informal sports pitches within the
Local Park which can accommodate a full sized cricket pitch, 2 seven-a-side
pitches, or a full sized 11-a-side football pitch;

It is proposed that these would be shared with the primary school and will be
managed by a single management company who will consult the community on
their needs;

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A new MUGA is provided within the school providing out of hours access for the
community to sports courts and play; and

New walking, jogging, cycling routes and a full trim tail circuit provided around the
Site

will

encourage

healthy

lifestyles

and

the

creation

of

Lifetime

Neighbourhood.
Play

There is good provision of formal play facilities (including NEAPs and LEAPs) within
walking distance of the Site which will be available to the future community;

The majority of these have a fair level of accessibility, with the exception of
Rushgrove Park;

The population will yield approximately 704 children with an associated


quantitative requirement (based on the GLA calculator) for 7,042 sqm of
childrens play space;

The Site is not within an area of identified deficiency in access to open space
locally (Borough scale); however, there is a policy requirement to provide new
play facilities within the Local Park. Specific need has been identified for a NEAP
and a number of LEAPs distributed throughout the new open spaces and pocket
parks;

Play should be provided as part of multifunctional open spaces, with shared


recreational opportunities for all ages. Good quality playable space should be
provided which are accessible and fun. Play value can be generated through
fixed equipment, but also informal recreation opportunities and engaging
landscaping features;

The Proposed Development provides improved access to existing facilities in the


wider area, and the capacity to accommodate the required 7,042 sqm of play
space if required (quantum to be determined through Reserved Matters);

A variety of play spaces and experiences will be distributed throughout the Site for
all ages, including a multifunctional playable space (circa 2,309 sqm), a MUGA
(circa 825 sqm) and a series of doorstep playable spaces; and

A variety of experiences will be provided through structured, informal recreation


and incidental play, within naturalised spaces to improve access to nature for
children.

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GLOSSARY OF KEY TERMS


KEY TERM

DEFINITION

Active frontages

A building front that promotes activity and


encourages movement between the building at
public realm level and the adjacent public realm by
the way the building front is designed or orientated.
A building provides active frontage if the building at
public realm level aims to avoid blank walls and
includes windows, doors and openings.

Affordable housing

Social rented, affordable rented and intermediate


housing, provided to eligible households whose needs
are not met by the market.

Amenity

Element of a location or neighbourhood that help to


make it attractive or enjoyable for residents and
visitors.

The Applicant

Redrow Homes Limited.

The Application

A Hybrid Planning Application for the redevelopment


of the Site.

Biodiversity

The variety of plants, animals and other living things in


a particular area or region. It encompasses habitat
diversity, species diversity and genetic diversity.
Biodiversity has value in its own right and has social
and economic value for human society.

Block

A building arriving within a Development Zone.

Building line

Where the elevation of a building should meet the


ground.

Character

A term relating to Conservation Areas or Listed


Buildings, but also to the appearance of any rural or
urban location in terms of its landscape or the layout
of streets and open spaces, often giving places their
own distinct identity.

Code for Sustainable Homes (CfSH)

A national standard for sustainable design and


construction of new homes launched in December
2006.

Community Infrastructure Levy (CIL)

A planning charge, introduced by the Planning Act

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KEY TERM

Peel Centre Hybrid Planning Application

DEFINITION
2008 as a tool for local authorities in England and
Wales to help deliver infrastructure to support the
development of their area. It came into force on 6
April 2010 through the Community Infrastructure Levy
Regulations 2010.

Comparison shopping

Shops selling comparison goods (including Any other


goods, including clothing, shoes, furniture, household
appliances, tools, medical goods, games and toys,
books and stationery, jewellery and other personal
effects).

Convenience shopping

Shopping for everyday, essential items like food, drink,


newspapers and confectionary.

Core Strategy

A Development Plan Document setting out the spatial


vision and strategic objectives of the planning
framework for an area, having regard to the
Community Strategy.

Cumulative impact

A number of developments in a locality or a


continuous activity over time that together may have
an increased impact on the environment, local
community or economy.

Density

In the case of residential development, a


measurement of either the number of habitable rooms
per hectare or the number of dwellings per hectare.

Design Principles

The Design Principles set out the principles by which


any Reserved Matters Applications would need to
follow (for the development of any of the
Development Zone defined in the Parameter Plans) if
they are to be considered acceptable.

The detailed components

Parts of the Proposed Development for which Full


Planning Permission is sought (with full details of
access, layout, scale, appearance, and landscaping).

The development

This refers to development in its widest sense, including


buildings, and in streets, spaces, and places.

Development Plan

A Development Plan comprises a set of documents


that set out the policies and proposals for the
development and land use of an area. The relevant
Development Plan for LBB is the London Plan (2011),
Revised Early Minor Alterations and Further Alterations
to the London Plan, and the LBB Local Plan which
consists of the Core Strategy (2012) and Development
Management Policies (DMP, 2012).

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34

Redrow Homes Limited

Peel Centre Hybrid Planning Application

KEY TERM

DEFINITION

Development Schedule

A schedule which sets out the quantity and mix of


development proposed.

Development Specification

The Development Specification provides a written


account of the Primary Controls (the Proposed
Development). It sets out the specification (form,
scope and content) of the Application and is
intended to inform preparation of the EIA, TA and
other assessment work.

Development Zone

Zones identified within the Parameter Plans in which


new buildings and key Public Open Spaces can arrive.

Environmental Impact Assessment (EIA)

A procedure to be followed for certain types of


project to ensure that decisions are made in full
knowledge of any likely significant effects on the
environment.

Environmental Statement (ES)

Summarises the results of the EIA.

Equalisation Statement

A document which is submitted with each Reserved


Matters application in order to ensure that the
Proposed Development is built out in accordance with
the Primary Control Documents. The Equalisation
Statement will confirm that the remaining balance of
uses for which Outline Planning Permission has been
granted is capable of being delivered in a manner
that satisfies the requirements of the Primary Control
Documents and any relevant planning conditions or
planning obligations.

Foreword

Introductory statement featured at the beginning of


each document.

Frontage

Portion of building envelope built out to the Building


Line.

Full Planning Permission

A detailed planning application for development.

Gross External Area (GEA)

Residential This includes Gross External Areas of


indoor space of the proposed residential units, core
and plant areas on a typical floor level and
lobby/entrance areas at ground floor but excludes
car parking areas for residential use, cycle stores,
refuse stores, concierge facilities, ground floor and
basement plants, roof level plant, private terraces and
gardens and any balcony space.

Gross Internal Area (GIA)

The area of a building measured to the internal face

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35

Redrow Homes Limited

KEY TERM

Peel Centre Hybrid Planning Application

DEFINITION
of the perimeter walls at each floor level.

Habitable rooms

Any room used or intended to be used for sleeping,


cooking, living or eating purposes. Enclosed spaces
such as bath or toilet facilities, service rooms, corridors,
laundries, hallways, utility rooms or similar spaces are
excluded from this definition.

Hard landscaping

Hard landscaping is the provision of features such as


paving, lighting, seating, etc.

Human scale

Providing a high quality environment in which


buildings, places and spaces are accessible, easy to
navigate and understand. This can be through the use
of gateways, focal points and landmarks, as well as
ensuring buildings create a positive relationship with
street level activity and people feel comfortable within
their surroundings.

Hybrid Planning Application

A Hybrid Planning Application is one that seeks Outline


Planning Permission for one part and Full Planning
Permission for another part of the same site.

The Illustrative Masterplan

The
Illustrative
Masterplan
demonstrates
interpretation of the Specified Parameters.

Inclusive design

Inclusive design creates an environment where


everyone can access and benefit from the full range
of opportunities available to members of society. It
aims to remove barriers that create undue effort,
separation or special treatment, and enables
everyone to participate equally in mainstream
activities independently, with choice and dignity.

The indicative development phasing

The indicative sequence and timing of demolition and


construction works for the Proposed Development. This
is provided for assessment purposes only and is subject
to change.

Lifetime Homes

The Lifetime Homes Standard is a series of sixteen


design criteria intended to make homes more easily
adaptable for lifetime use.

Lifetime Neighbourhoods

A lifetime neighbourhood is designed to be


welcoming, accessible and inviting for everyone,
regardless of age, health or disability, is sustainable in
terms of climate change, transport services, housing,
public services, civic space and amenities making it
possible for people to enjoy a fulfilling life and take
part in the economic, civic and social life of the

August 2014 gva.co.uk

36

one

Redrow Homes Limited

KEY TERM

Peel Centre Hybrid Planning Application

DEFINITION
community.

Limit of deviation

The extent to which defined boundaries and levels


may deviate from those shown on plan.

London Borough of Barnet (LBB)

The local planning authority responsible for


determining the Application (along with the Greater
London Authority, GLA).

London Plan

The London Plan is the name given to the Mayor of


Londons spatial development strategy for London.

Marker buildings

Buildings that could play a particularly prominent role


in the enclosing of the public realm or marking ends of
important vistas useful in navigation and the making of
memorable places.

Metropolitan Police Service (MPS)

The former land owner and site occupant.

Mixed use development

Development for a variety of activities on single sites or


across wider areas such as town centres.

National Planning Policy Framework


(NPPF)

The National Planning Policy Framework sets out the


government's planning policies for England.

Neighbourhood Centre

Town centres that typically serve a localised


catchment often most accessible by walking and
cycling and include local parades and small clusters
of shops, mostly for convenience goods and other
services. They may include a small supermarket, subpost office, pharmacy, laundrette and other useful
local services. Together with District centres they can
play a key role in addressing areas deficient in local
retail and other services.

Open space

All Open Space of public value, including not just


land, but also areas of water (such as rivers, canals,
lakes
and
reservoirs)
which
offer
important
opportunities for sport and recreation and can act as
a visual amenity.

The outline components

Parts of the Proposed Development for which Outline


Planning Permission is sought (with all matters reserved
for approval at a later date, except for access which
is submitted for approval in detail).

Outline Planning Permission

The type of planning permission which is being sought


for the outline components of the Proposed
Development (with all matters reserved for approval
at a later date, except for access which is submitted

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Redrow Homes Limited

KEY TERM

Peel Centre Hybrid Planning Application

DEFINITION
for approval in detail).

Overlooking

A term used to describe the effect when a


development or building affords an outlook over
adjoining land or property, often causing loss of
privacy.

Overshadowing

The effect of a development or building on the


amount of natural light presently enjoyed by a
neighbouring property, resulting in a shadow being
cast over that neighbouring property.

Parameter Plans

The Parameter Plans will define the extent of the


proposed routes, spaces and buildings for the outline
components against allowable deviations/tolerances.

Phasing

The
phased
construction
of
the
Development into manageable parts.

Planning Obligation

A legally enforceable obligation entered into under


section 106 of the Town and Country Planning Act
1990 to mitigate the impacts of a development
proposal. Sometimes called Section 106 agreements.

Predominantly

Equates to at least 51% of the specified use, length,


area, frontage, etc.

Primary Controls

The detailed components of the Proposed


Development are set out in the detailed Development
Schedule and detailed plans, sections and elevations.

Proposed

The
outline
components
of
the
Proposed
Development are set out in three Primary Control
Documents (the Parameter Plans, the Outline
Development Schedule, and the Design Principles
Document). These documents define the Specified
Parameters for the outline components of the
Proposed Development and are submitted for
approval.
The Proposed Development

Comprehensive redevelopment of the former Peel


Centre site to include the demolition of existing
buildings and provision of residential-led mixed use
development comprising use classes C3, A1/2/3/4 and
D1/2, with associated site preparation/enabling works,
transport infrastructure works, landscaping works and
provision of car parking.

Public Open Space

Public Open Space is defined as those areas where


access for the public is secured by virtue of a legal
agreement (irrespective of ownership). In accordance

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Redrow Homes Limited

KEY TERM

Peel Centre Hybrid Planning Application

DEFINITION
with the definitions set out in the LBTH Open Space
Strategy (2006) it does not include areas of water,
private residential gardens or incidental areas, such as
road verges, or streets (unless these form part of a link
in the open space network).

Public Realm

Those parts of a village, town or city (whether publicly


or privately owned) available, for everyone to use. This
includes streets, squares and parks.

Reserved Matters Application

Outline Planning Permission is sought for the Outline


Components and reserves details relating to matters of
access, appearance, landscaping, layout and scale
(Reserved Matters), for approval in Reserved Matters
Applications.

Retail

Use Classes A1, A2, A3, A4 and A5 as defined by the


Town and Country Planning (Use Classes) Order 1987
(as amended).

Retail floorspace

Total floor area of the space that is associated with all


retail uses. Usually measured in square metres. May be
expressed as a net figure (the sales area) or in gross
(including storage, preparation and staff areas). Refer
to
Development
Specification
for
permitted
floorspace.

Secondary Controls

In addition to the Primary Controls, a number of


documents are submitted to provide information to
help the Authorities consider the proposals and
determine the Application covering both the outline
and detailed components. A number of these
documents
make
commitments
and
recommendations in order to make the Proposed
Development acceptable, and, where this is the case,
it is clearly stated along with the mechanism for
securing the commitment (e.g. via a planning
condition).

Secured by Design

The national police scheme which aims to minimise


crime and opportunities to commit crime through
better design of buildings and places.

The Site

The Site to which the Hybrid Planning Application


relates.

Soft landscaping

Soft landscaping is the provision of plants, shrubs and


trees to improve the quality of the environment.

Specified Parameters

The outline components of the Application are set out

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Redrow Homes Limited

KEY TERM

Peel Centre Hybrid Planning Application

DEFINITION
in three Primary Control Documents (the Parameter
Plans, the Outline Development Schedule, and the
Design Principles Document). These documents define
the Specified Parameters for the outline components
of the Proposed Development and are submitted for
approval.

Statement of Community Involvement


(SCI)

The Statement of Community Involvement sets out the


processes to be used by the local authority in involving
the community in the preparation, alteration and
continuing review of all local development
documents and development control decisions.

Supplementary Planning Document


(SPD)

Supplementary Planning Document may cover a


range of issues, both thematic and site specific and
provide further detail of policies and proposals in a
Development Plan.

Supplementary Planning Guidance


(SPG)

Supplementary Planning Guidance may cover a


range of issues, both thematic and site specific and
provide further detail of policies and proposals in a
Development Plan.

Sustainable community

Places where people want to live and work, now and


in the future; that meet the diverse needs of existing
and future residents, are sensitive to their environment
and contribute to a high quality of life. They are safe
and inclusive, well planned, built and run, and offer
equality of opportunity and good services for all.

Sustainable development

This covers development that meets the needs of the


present without compromising the ability of future
generations to meet their own needs.

Sustainable urban drainage systems


(SUDS)

An alternative approach from the traditional ways of


managing runoff from buildings and hardstanding.
They can reduce the total amount, flow and rate of
surface water that runs directly to rivers through
stormwater systems.

Tall buildings

Tall Buildings are defined in the LBB Core Strategy as


buildings of 8-storeys and above.

Town centre uses

Activities which can occur within the neighbourhood


centre, including A1-4 uses (shops, financial and
professional services, restaurants and cafes), D1 (nonresidential institutions including health centres) and D2
(assembly and leisure, including gymnasium).

Wheelchair Accessible Housing

Homes that can be easily adapted for residents who

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Redrow Homes Limited

KEY TERM

Peel Centre Hybrid Planning Application

DEFINITION
are wheelchair users

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41

Redrow Homes Limited

Signed
Name

Peel Centre Hybrid Planning Application

...................................................................................................................... Nick Alston

Position ............................................................................................................................ Director


Date

............................................................................................................... 15 August 2014

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Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX I SITE LOCATION PLAN

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Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX II DIAGRAM OF EXISTING ON SITE PROVISION

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44

3.5 Ha

Existing on site provision - not publicly accessible

1.4 Ha

Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX III LOCATION AND ANALYSIS OF EXISTING OPEN SPACES

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45

Contextual analysis

Open Space Study

Small Open Spaces (0-2 Ha)

Local Parks (2 Ha +)

High

Values defined in document: Barnet Open Space Assessment, 2009

PARK VALUE

PARK QUALITY

Low

410m

DISTANCE FROM SITE

FACILITIES/AMENITIES

11 Ha

SIZE

PROSTIVES

- Multiple amenities
- Ecological value (Silkstream)
- Allotments
- Mature woodland

NEGATIVES

Contextual analysis

Montrose Park

- Poor quality of facilities


- Poor access
- More than 5 minute walk from peel centre
- Minimal or no night lighting

Tennis

7-a-side

Small

Full size

Contextual analysis

Montrose Park

High

PARK VALUE

Values defined in document: Barnet Open Space Assessment, 2009

Medium

612 m

5 Ha

PARK QUALITY

FACILITIES/AMENITIES

DISTANCE FROM SITE

SIZE

PROSTIVES

- Newly improved
- Ecological value
- Green Infrastructure

NEGATIVES

Contextual analysis

Grahame Park

- More than 5 minute walk from peel centre

Contextual analysis

Grahame Park

Formal Play

21 Ha

High

PARK VALUE

Values defined in document: Barnet Open Space Assessment, 2009

High

683m

PARK QUALITY

FACILITIES/AMENITIES

DISTANCE FROM SITE

SIZE
PROSTIVES

- Multiple amenities
- Good quality facilities
- Diverse landscape
- Very popular

NEGATIVES

Contextual analysis

Sunny Hill Park

- Railway and M1 present a signifcant barrier


for access from west
- More than 5 minute walk from Peel Centre

Cricket Pitch

Formal Play

Football pitch

Tennis Courts

Contextual analysis

Sunny Hill Park

Low
High

410m

3.5 Ha

Values defined in document: Barnet Open Space Assessment, 2009

PARK VALUE

PARK QUALITY

FACILITIES/AMENITIES

DISTANCE FROM SITE

SIZE

PROSTIVES

NEGATIVES
- Ecological value (Silkstream)
- Highly valued by community
- Within walking distance of Peel Centre

Contextual analysis

Rushgrove Park

- Poor quality of facilities


- Access to Peel Centre restricted by railway
- Minimal or no night lighting

Tennis courts

Contextual analysis

Rushgrove Park

Formal Play

Medium

PARK VALUE

Values defined in document: Barnet Open Space Assessment, 2009

Medium

50m

1.06 Ha

PARK QUALITY

FACILITIES/AMENITIES

DISTANCE FROM SITE

SIZE

PROSTIVES

- Close to Peel Centre

NEGATIVES

Contextual analysis

Colindale Park

- Lack of facilities
- Existing play equipment poor quality
- Low value in community
- Minimal or no night lighting

Contextual analysis

Colindale Park

PARK VALUE

PARK QUALITY

FACILITIES/AMENITIES

DISTANCE FROM SITE

SIZE

No Data
No Data

50m

0.76 Ha
PROSTIVES

- High quality urban sqaure


- Walking distance of Peel Centre

NEGATIVES

Contextual analysis

Beaufort Park

- Lack of amenities
- Small park surrounded by large population

Contextual analysis

Beaufort Park

400m

400m

342

68 3

400m

Walking distance from local park

400m from local parks

Small Open Spaces (0-2 Ha)

Local Parks (2 Ha +)

Contextual analysis

Large neighbourhood parks walking distances

50
0

400m

612 m

Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX IV LOCATION OF EXISTING OUTDOOR SPORTS, GYM


AND FORMAL PLAY PROVISION

August 2014 gva.co.uk

46

Kin

sG
ort
Sp
ry 00m
u
b 22
gs

Woo
dcro
1800 ft Park
m
200
0m

100
0m

500
m

The
G
120 rove
0m

a
ill P
yh
nn 0m
Su 100

rk

lds

0m
50

Walking distance from site

Cricket pitch provision

Football pitch provision

Tennis court provision

Formal Childrens play provision

MUGA/basketball provision

Local parks

Sports Provision Colindale Area

Existing local provision - publicly accessible

rou

nd

rk

Par
dale
Coli 00m
2

Silv
er
180Jubile
0m e

a
nP
ree
e G 700m
o
R 1

uth
g
ro
80 ve P
0m ar
k

rk
Pa
g
lin 0m
t
a
W 120

Co

Centre

tros
e
100Playing
0m
Field

Graham Park
800m
Par
k

M
i
ll
18 Hill P
00 ark
m
p

Fie
th
a
l
17 l Pla
00 yin
m g

Leisure
t Oak
t Brun 00m
Barne
12

Mon

rk

Pa
on m
nd 00
e
H 18

LA

ym

ent
re

Bru

Fitness First Kingsbury


2400m

G
ym
1 a
0
0m nd
To
nic

200
0m

100
0m

500
m

F
14itta H
00 ea
m lth

Mr

Clu
b

My G
ravity
Fitn
Fit
57 ess P
1100 ness and
0m od
m
Danc
e

nd
on

0m
10

Walking distance from site

Approved future gym

Existing gym

Gym Provision Colindale Area

Local gym provision - publicly accessible

m
800

m
80

m
Gy
ur
ota 0m
in
0
M 14

ves
140Wome
0m ns
G

Cur

ar
e

Fit
n
28 ess
00 Ed
m gw

C
ure
Leis
ak 0m
nt O 120
rg
Vi

e
tiv
Ac 0m
in 130

He

Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX V POPULATION YIELD CALCULATIONS

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47

Redrow Homes Limited

Peel Centre Hybrid Planning Application

Maximum Number of Residents in the Proposed Development


Dwelling

Open Market

Intermediate

Social rented

Total

Studio flat

154

49

202

1 bedroom flat

608

92

109

808

2 bedroom flat

1,978

103

369

2,483

3 bedroom flat

957

62

481

1,553

4 bedroom flat

165

165

3 bedroom house

204

204

4 bedroom house

464

464

Total

4,530

306

959

5,796

Source: URS Calculations 2014. Note that figures do not always add up due to rounding

August 2014 gva.co.uk

48

Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX VI CHILD YIELD CALCULATIONS

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49

Assessing child occupancy and play space requirements


Size of your development:
Number of FLATS
Studio
Social
rented/affordable
Intermediate
Market
Total

1 bed

2 bed

0
10
261
271

66
63
616
745

3 bed

185
158
971
1314

4 bed
88
0
368
456

5 bed
0
0
15
15

Total
0
0
0
0

339
231
2231
2801

Number of HOUSES
1 bed

2 bed

Social
rented/affordable
Intermediate
Market
Total

0
0
0
0

3 bed
0
0
0
0

4 bed
8
0
49
57

5 bed
0
0
42
42

Proportion of children

Under 5
5 to 11
12+
Total

Number of
children
376
211
117
704

%
53%
30%
17%
100%

Play space requirements


Alternative Total (sq m
play
local
space)
GLA benchmark benchmar
k (sqm)** required
(sqm)*
10

7042.0

10
7042.0
* GLA benchmark standard=minimum of 10sqm of dedicated play space per child
** Borough's local benchmark

Total
0
0
0
0

8
0
91
99

Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX VII PROPOSED OPEN SPACE STRATEGY DIAGRAMS

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50

Open Space Provision

Publicly accessible shared garden

Public Park

Garden Square

Urban Square

Total including Peel Plaza and MUGA - 4.63Ha

Total open space - 4.02 Ha

Urban Square (4382m)


Garden Square - incorporating
doorstep playable space, lawned free
space and sensory garden (8030m)
Public park - incorporating sports
and playable space (23040m)
Publicly accessible shared garden
(4841m)
MUGA (820m)
Peel Plaza (5200m)

Peel Centre Open Spaces

0m

40

400m

400m

Contextual analysis

Peel Centre parks integrated with proposed green ring

400m

400m

Green Ring walking route

Proposed small open space

Proposed local park (2 Ha)

Area over 400 m from


any local parks

Local parks (2 Ha +)

Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX VIII PROPOSED SPORTS AND RECREATION STRATEGY


DIAGRAMS

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51

Cricket

7 a side football x 2

Park sports provision

Senior football

Location plan

Public play spaces

MUGA

Multifunctional playable space

Doorstep playable space (LAP)

Total Area: 7774m

MUGA
(825m)

Multifunctional playable space


(3794m)

Doorstep playable space


(3980m)

Peel Centre Play Spaces

Node 1

Node 2

Node 3

Node 4

Activity Route

Node 4

Node 3

Node 2

Node 1

Activity nodes

On primary road
On shared surface
Trim trail

1.5km running circuit

Peel Centre Activity Route

hail and ride

New School

Cycling

New southern link

Shared surface streets

Primary Cycle routes

Colindale tube station

Designated bus stop

Bike lock point

Bike storage facility

New bike paths integrated with


regional network

New Cycle Network

Existing Cycle network

Peel centre will provide a range of new


cycling amenities

Peel Centre Bike Network

hail and ride

New School

Walking

Pedestrian network accessible to all

New southern link

Existing bus stops

Colindale underground station

Primary pedestrian routes

Secondary pedestrian routes

Shared surface streets

Pedestrian crossing points

Integrated with existing


pedestrian network

New pedestrian network

Peel Centre Pedestrian Routes

Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX IX PROPOSED PLAY STRATEGY DIAGRAMS

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52

Public play spaces

MUGA

Multifunctional playable space

Doorstep playable space (LAP)

Total Area: 7774m

MUGA
(825m)

Multifunctional playable space


(3794m)

Doorstep playable space


(3980m)

Peel Centre Play Spaces

Redrow Homes Limited

Peel Centre Hybrid Planning Application

APPENDIX X PROPOSED STRATEGY IN THE CONTEXT OF THE WIDER


PROVISION

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53

Kin

rk

s
ort
Sp
ry 0m
bu 220
gs

a
nP
ree
e G 700m
o
R 1

nd
ou
Gr

gro
80 ve P
0m a
rk

us
h

ar
le P
nda
Coli 200m

Woo
dcro
1800 ft Park
m
Mil
l
18 Hill P
00 ar
m k

p
Co

Mon
tros
e Pla
100 ying Fie
0m
lds

Grahame Park
800m
S
il
v
er J
180 ubilee
0m
Par
k

Fie

ark
ill P
yh
nn 00m
u
S 10

Barne
entre

C
Leisure
t Oak
t Burn 1200m

lds

The
G
120 rove
0m

West Garden Square


East Garden Square
Central Garden Square
MUGA

4
5
6

Southern Boundary Park


3

Peel Centre Local Park (2.3Ha)


2

Table tennis provision

Cricket pitch provision

Football pitch provision

Tennis court provision

Formal Childrens play provision

MUGA/basketball provision

New open space

Sports Provision Peel Centre Site

Future local provision- Peel Centre

th
al
17 l Pla
00 yin
m g

rk
Pa
g
lin m
at 200
W 1
r
Pa
n
do 0m
n
0
He 18