Barnet Council Approves Silk Stream Home Expansion

Barnet Council has given unanimous approval for plans to add 227 homes to the Silk Stream development in West Hendon. This expansion means the project will now deliver a total of 1,564 homes. The decision by the local authority’s planning committee will see an increase in affordable housing units, with 74 additional affordable homes included in the revised plans. This maintains the site’s commitment to 34.5% affordable housing provision.

Project Viability and Challenges

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Claire Hammond, representing the developer St George Limited, stated that the project "cannot be delivered in its current form, placing the delivery of affordable and private homes at risk." She emphasised that the application was "essential" to ensure the project's viability and to "keep the cranes moving at Silk Stream." Hammond cited significant challenges that have emerged since the project's initial approval in July 2020. These include substantial increases in construction costs, shifts in building regulations, and a less favourable investment climate due to taxation and regulatory changes.

Changes to Tower Blocks and Housing Mix

The majority of the approved changes are concentrated in Phase 2 of the development, specifically affecting two tower blocks. These blocks will now accommodate an additional 220 homes, with the two tallest buildings, identified as 'B10' and 'B11', set to rise to 29 storeys. The scheme also involves modifications to the facades of these structures and enhancements to the site's green spaces. Due to the increased number of residences, the provision for basement parking will be reduced, aiming for approximately one space for every four flats.

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Further alterations impact the housing mix. A building previously designated as 'BO9' in Phase 1, which had connected sections rising to 16 and 11 storeys, will now be divided into two separate buildings, 'BO9a' and 'BO9b'. These will reach heights of 25 and 12 storeys respectively. Council officers noted that these amendments would substantially increase the number of low-cost rentable homes, raising it from 114 to 286, representing a considerable uplift in social rent accommodation.

Council officers reported that the revised height and massing strategy evolved through a thorough design process and would not lead to unacceptable impacts on the townscape, heritage, environment, or amenities. The original Silk Stream project received planning permission in July 2020. In September 2024, amendments were approved to add 28 homes and necessary staircases to meet new fire safety standards.