Planning Statement For Finchley Memorial Hospital/ Bow Lane Playing Fields Prepared by Savills on behalf of NHS Barnet

September 2009 Lansdowne House, 57 Berkeley Square, London, W1J 6ER Tel: 020 7499 8644 Fax: 020 7016 3769

Contents
Executive Summary 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0 Introduction Supporting Information Public Consultation Site and Surroundings Planning History The Proposals Planning Policy Framework Planning Issue and Appraisal Summary and Conclusions 2 4 6 7 8 10 13 16 34 63

Appendices
1. 2. 3. Site Location Plan Direction from the Secretary of State regarding the Barnet UDP Sunlight and Daylight Assessment

Executive Summary

On behalf of NHS Barnet, we have great pleasure in submitting a planning application for the redevelopment of Finchley Memorial Hospital and the former Bow Lane Playing Fields. The proposals include the construction of a new larger, modern hospital in a more central location within the site, along with the provision of a number of publicly accessible open/recreational spaces. The existing hospital buildings will be demolished (with the exception of Bullimore House) and replaced with new public open space. There is a clear and compelling need for the redevelopment of Finchley Memorial Hospital which is no longer fit for purpose. The construction of a modern facility is essential to help NHS Barnet deliver its services efficiently and effectively to people in Barnet. The proposals will also meet NHS Barnets vision of a new health campus, whereby a number of complementary facilities and spaces, in addition to primary health care, promote healthy wellbeing and health activities. The new hospital will be highly sustainable; it will not only be an energy efficient building, but is also based on the concepts of flexibility and adaptability to ensure it functions effectively in the short, medium and long term. In addition, a new energy centre will be constructed to assist in the reduction of carbon emissions from the hospital. Care has also been taken to ensure that the landscaping improves the ecological value of the site. New and enhanced pedestrian and cycling access will increase the permeability of the site and encourage more sustainable modes of transport. The proposals also seek to address the issue of inadequate car parking at the hospital, which currently results in overspill onto the surrounding roads. The proposed solution will be coupled with transport improvements to the local area and implementation of Travel Plan measures. The principle of the proposals is supported in policy terms through the Councils adopted planning brief for Finchley Memorial Hospital and the former Bow Lane Playing Fields and flows from extensive consultation with relevant statutory bodies, key stakeholders and the wider community. The proposals will create a much needed modern hospital, set in open/recreational space which will bring substantial benefits to patients, visitors, staff and the local community.

1.
1.1

Introduction
This report has been prepared in support of a planning application on behalf of NHS Barnet for the construction of a new modern hospital on the site of the Finchley Memorial Hospital and the former Bow Lane Playing Fields site located in North Finchley.

1.2

The proposal involves the construction of a new larger, modern hospital and a new energy centre in a more central location within the site, along with the provision of a number of publicly accessible open/recreational spaces.

1.3

It is a key clinical requirement that the main hospital remains operational during the construction period and therefore only four small out buildings will be demolished as part of phase one to allow for a temporary construction road from Granville Road to the centre of the site. The remaining hospital buildings will be demolished (with the exception of Bullimore House) as part of phase two. This land will then be landscaped and made open to the public.

1.4

The existing hospital was originally developed in 1908 with alterations and extensions added until 1992 in order to address capacity issues. NHS Barnets Estate Strategy has identified that Finchley Memorial Hospital suffers from overcrowding and fails in terms of functional sustainability and Disability Discrimination Act (DDA) access requirements. The hospital is also unable to offer modern standards of privacy and dignity due to its poor layout. therefore no longer fit for purpose. The environmental performance of the buildings is very poor. The existing hospital is

1.5

The new hospital will be a key component in delivering sustainable healthcare provision in the borough by providing local health services in the areas of greatest need in the context of a growing population. This will deliver a number of benefits to patients and health care services, including: Improving patient care and experience; Reducing the reliance on acute services by providing more services locally; Improving access to services; Avoiding unnecessary admissions; and

 1.6

Reducing the length of stay in acute hospital beds.

NHS Barnet intend to integrate the hospital and the open space to create a health campus, promoting wellbeing and health activities.

1.7

The principle of the proposals is supported in policy terms through the Councils adopted planning brief for Finchley Memorial Hospital and the former Bow Lane Playing Fields and follows extensive consultation with relevant statutory bodies, key stakeholders and the wider community.

2.
2.1

Supporting information
This Planning Statement should be read in conjunction with the corresponding application drawings along with the additional documents which also form part of the planning application. These are: Design & Access Statement; Statement of Community Involvement; Statement of Clinical Services; Transport Assessment & Travel Plan; Construction Management Statement; Sustainability Statement & Checklist; Energy Strategy; Flood Risk Assessment & Drainage Strategy; Open Space Audit; Open Space Management & Maintenance Strategy; Arboricultural Report; Habitat Survey & Protected Species Report; Bat Assessment; Landscape & Public Realm Strategy; Archaeology Report; Noise Impact Assessment; and Draft S106 Heads of Terms (included as section 8 within this Planning Statement).

3.
3.1

Public Consultation
NHS Barnet recognises the importance and benefits of undertaking consultation as part of the development process. This has helped to meet the needs and aspirations of a wide range of stakeholders including the local community, which has lead to a more consensual and therefore more sustainable form of development. The consultation methods used included: An open day; Consultation events/workshops; Planning and Development Forum (in conjunction with London Borough of Barnet); Newsletters/questionnaires; Design vision workshops; Meetings and discussions with officers at London Borough of Barnet and other statutory consultees including the GLA, Sport England, TfL, and the Environment Agency; Meetings with local amenity groups and residents associations; Discussions with a number of sports groups; A members briefing session; A section on the NHS Barnet website with proposal details and an online feedback response form; and A dedicated email address and telephone number for people to ask questions or provide any feedback.

3.2

The community consultation process raised a number of views and issues. These have been taken into account in the creation of the designs for the hospital and have been balanced alongside advice from the Council, Sport England, the GLA and other statutory bodies in developing a viable proposal that will have numerous benefits for the patients, staff, visitors and the local community and the borough as a whole.

3.3

Full details of the consultation undertaken are provided in the Statement of Community Involvement submitted in support of the planning application.

4.
4.1

Site and Surroundings

The site comprises approximately 5.4 hectares of land. The existing hospital takes up an area of approximately 1.7 hectares and comprises approximately 8,585 sq.m. A site location plan is attached at appendix 1.

4.2

There is an area of surface car parking to the front which provides 76 parking spaces, 3 of which are for disabled users. However, it is apparent that the demand for parking on the hospital site itself far exceeds the number of spaces provided. There are no parking controls in the local area and a lack of parking provision at the hospital at present has resulted in a significant overspill of parking onto neighbouring streets.

4.3

The former playing fields cover an area of approximately 3.7 hectares to the rear of the existing hospital and front onto Bow Lane. They have not been used for approximately 15 years and are secured by a locked fence and, as such are not publicly accessible.

4.4

The site is bounded to the west by Bow Lane; Granville Place which fronts onto High Road to the east and Granville Road to the north. Adjoining the site to the south is Heatherdene Close and Our Lady of Lourdes (RC) Primary School. It is a predominantly residential area. Properties on Bow Lane and Granville Road mainly consist of 2 storey Edwardian terraced and 1930s semi detached dwellings. To the east of the site in Granville Place are purpose-built flats of 4 storeys which front onto High Road. Heatherdene Close is a cul-de-sac to the south of the site which comprises a mix of 2 and 3 storey modern town houses.

4.5

The main access to the hospital is from Bow Lane with a secondary vehicular access off Granville Road. Access to the former Bow Lane Playing Fields was formally via Bow Lane, however, this part of the site has not been accessible for a number of years.

4.6

Granville Road and Bow Lane are local distributor roads which provide links to the A598, Ballards Lane to the west and the A1000, High Road/Great North Road to the east. This is the main access to central London and is part of the strategic road network.

4.7

The site is served by a number of bus routes that run along the High Road. West Finchley underground station is located less than 1km (0.5 miles) away from the hospital providing northern line services, and New Southgate mainline station is approximately 2.5km (1.6 miles) away. This site has a Public Transport Accessibility Level of 2/3 (with 6 being the highest).

4.8

The site has reasonable pedestrian and cycle access with well lit footways either side of Bow Lane and Granville Road and two on-road London Cycle Network (LCN) routes within close proximity to the Granville Road hospital entrance.

4.9

The site is in an Air Quality Management Area. There are no other specific site designations that cover the site in terms of the Councils UDP proposals map. However, the Council adopted a planning brief in relation to Finchley Memorial Hospital and the former Bow Lane Playing Fields in 2007 which sets out planning principles for the future use and development of the site.

4.10

The site is not in a Conservation Area and none of the existing buildings are listed. In addition, none of the trees on the site are protected by Tree Preservation Orders.

5.
5.1

Planning History
Finchley Cottage hospital was opened in 1908. Originally, the hospital included two wards one with 10 beds for men another with 8 for women plus 2 isolation beds, along with an operating theatre and a house for the caretaker.

5.2

The hospital expanded in 1920 to a 40 bed facility with the donation of a 20 bed hutted ward. Then, in 1926 a casualty block of two wards, each containing 4 beds, was opened. In 1933 a wing of 26 rooms over two floors known as the Dickens and Fallowfield wards was opened.

5.3

X-Ray and Physiotherapy Departments were built in 1959/60 followed by the construction of a Chapel in January 1962, which later became the Granville Mother and Baby Clinic.

5.4

Following the addition of a day room to Homan Ward in 1967 similar construction was undertaken for the Woodrow Ward in 1968. In the same year new casualty and out patient departments were also built. The Marjory Warren Ward and the George Brunskill Ward were built in 1976.

5.5

In 1986/7 a new day hospital for the elderly was built on the area previously occupied by Woodrow and Homan Wards.

5.6

A number of other planning applications principally relating to alterations and extensions to the hospital were granted over the next 20 years. These are set out in Table 1 below. Table 2 sets out the planning history for the former Bow Lane Playing fields.

Table 1: Finchley Memorial Hospital Planning History Application number1 C01856 Description of development Decision

C01856A

C01856B

C01856C

C01856D

GD/C01856E

GD/C01856F

C01856H

C01856J

C01856K

C01856L

A planning application was submitted for Planning permission extensions to the hospital. was granted subject to conditions on 23/04/1968. A planning application was submitted for the Planning permission erection of two flats. was granted subject to conditions on 11/06/1968. A planning application was submitted for the Planning permission proposed section 5 unit and alterations to was granted subject to existing section 4 unit. conditions on 23/09/1969. A planning application was submitted for the Planning permission erection of two flats and two garages at the was granted subject to hospital. conditions on 09/12/1970. A planning application was submitted for the Planning permission erection of a fourth floor extension to the was granted subject to existing Nurses Home at the hospital. conditions on 27/01/1971. A planning application was submitted for the Planning permission change of use from residential to offices for was granted subject to temporary a temporary period. conditions on 22/10/1986. A planning application was submitted for a Planning permission front entrance extension and glazed canopy was granted subject to and single storey side extension. conditions on 25/09/1990. A planning application was submitted for an Planning permission addition of a conservatory to rear of Marjory was granted subject to Ward. conditions on 31/07/1996. A planning application was submitted for a Planning permission part single, part two storey extension to was granted subject to existing wards, a new link between existing conditions on buildings, a new ramp, pathway, stairs and a 29/11/1999. courtyard. A planning application was submitted for a Planning permission change of use of Bullimore House from was granted subject to residential to office accommodation. conditions on 14/12/1999. A planning application was submitted for new Planning permission PVCu windows to Brunskil Ward, the Day was granted subject to Hospital, Dickens Ward, the Wheelchair Clinic conditions on and Adams Wing. 04/10/2002. A planning application was submitted for the Planning permission demolition of existing building (The Lodge) was granted subject to and erection of new walk-in centre and conditions on

C01856M

1 Planning history obtained through a Local Authority search completed by the London Borough of Barnet.

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covered walkway and alteration / addition to 7/12/2004. existing parking area. C01856N A planning application was submitted for Planning permission details pursuant to Condition 2 (parking was granted on details) of planning permission C01856M/04. 07/12/2004/ on 05/07/2005.

Table 2: The Former Bow Lane Playing Fields Planning History Application number C06117 C06117A C06117B C06117D Description of development Decision (date (date

A planning application was submitted for the Approved erection of a 3.6m high chain link fencing. not known) A planning application was submitted for the erection of six flood light post around an existing rugby practice pitch. A planning application was submitted for the erection of six flood light post around existing rugby practice pitch. A screening opinion was submitted to determine if an environmental impact assessment was required in respect of new community hospital. Approved not known)

The application was withdrawn on 12/01/1990. The council determines that an environmental statement was not required on 01/04/2008.

5.7

In September 2008, NHS Barnet acquired the former playing fields adjacent to the current hospital site from Camden Council with the full support of Barnet Council and the local MPs.

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6.
6.1

The Proposals
The existing hospital is no longer fit for purpose. It is expensive to maintain and does not meet modern clinical requirements nor is it DDA compliant. The former playing fields to the rear of the existing hospital have not been used for approximately 15 years and are not publicly accessible.

6.2

The proposal comprises the construction of a new larger, modern hospital and a new energy centre, along with complementary facilities and a series of publicly accessible open spaces. NHS Barnet intends to integrate the new hospital and the open space to create a health campus, promoting wellbeing and health activities.

6.3

Only four small out buildings will be demolished as part of phase one to allow for a temporary construction road from Granville Road to the centre of the site. The remaining hospital buildings will be demolished (with the exception of Bullimore House) as part of phase two. This land will then be used for the creation of new public open space. Bullimore House itself will be retained for office/administration purposes.

6.4

The central location of the hospital maximises the distance between the hospital and neighbouring residential properties, limiting its impact on residential amenity. Its position will also result in a tranquil and peaceful environment for hospital users as it is set back from the main road and will enable the main current hospital buildings to be demolished after construction of the new hospital, thereby minimising disruption to primary care services this is a key clinical requirement.

6.5

The hospital will be a part 2, part 3 storey building (plus part lower ground floor) comprising primary care accommodation, a pharmacy, caf, gym, changing rooms and shop on the ground floor; 54 single patients bedrooms arranged over 4 clusters on the first floor; and staff/office accommodation on a partial second floor. Ancillary accommodation, will be provided at lower ground level, such as storage space, a postal sorting room, administration offices and a laundry. The energy centre will be a one storey high building located immediately to the south east of the new hospital.

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6.6

Given that the main building will be both a hospital (use class C2) providing accommodation for inpatients in need of longer term care, as well as a primary care facility (use class D1), which offers a range of health services to local people who will be dealt with via day appointments, we have not sought to classify the specific use of the proposals in the description of development.

6.7

Ward and therapy gardens will be created directly adjacent to the hospital for use by patients, staff and visitors. It is proposed that the site provides the following publically accessible open spaces: 2 five a-side grass pitches; 1 junior football grass pitch; A communal green; A wildlife garden; A memorial garden; and A network of footpaths through the greenspace.

6.8

Although the main purpose of the new hospital building is to provide modern primary care services, it is also proposed that parts of the building will be used for general community activities. The new hospital will provide spaces and facilities that will be accessible to wider public use, including meeting and training areas, group rooms, a gym, and changing facilities (for use in conjunction with the gym and the open spaces) as well as a caf, pharmacy and shop. These facilities will be carefully managed to ensure that the community use of the building is compatible with its function as a hospital.

6.9

It is proposed that vehicular access to the new hospital will be provided via Granville Road as anticipated by the Council in their planning brief for the site. This access road will lead to a car park, service road and drop off point. The car park will be shared by hospital users and those utilising the spaces for community activity, such as the activity rooms, caf and open spaces. It will also be of sufficient capacity to alleviate the overspill on-street parking that currently effects nearby residential streets.

6.10

The proposals include provision for 216 car parking spaces, 17 of which will be for disabled users; space for 4 motorbikes and three ambulance bays and cycle parking for 81 bicycles.

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6.11

The service road will provide for deliveries and waste collection via a discrete route at the rear of the new building. It will also be used for ambulance arrivals via a dedicated entrance at the rear of the building.

6.12

The other vehicular access on Bow Lane will be closed following completion of phase two of the development (when the main hospital buildings have been demolished as part of phase 2 and the land used to create new public open space). This will provide a clear and manageable access strategy for the hospital and will reduce vehicular movements on Bow Lane to improve the street and residential environment. provided along Bow Lane. Two dedicated pedestrian/cyclist entrances will be

6.13

The hospital building will be located centrally within the site on what is currently inaccessible open space. However, this will not result in a significant loss of open space as the existing hospital site will principally be converted into a publicly accessible communal open space. To put this into context, the existing open space on site is 3.7 hectares. The new hospital will include 3.5 hectares of open/recreational space, of which the vast majority will be publicly assessable to provide hospital users and the wider community with both passive and active recreational opportunities.

6.14

A new substation will also be required to support the new, larger hospital; details of which will be submitted to the Council for approval shortly. The likely location of the new substation has been shown on an indicative plan for information purposes only at this stage, but confirmation is being sought from EDP on the final specification.

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7.
7.1

Planning Policy Framework

This section considers the planning policy framework relating to the site. These policies are contained within the adopted Development Plan, which compromises the London Plan (consolidated with alterations since 2004), and London Borough of Barnets Unitary Development Plan (UDP) (2006) together with the relevant planning brief for the site, adopted in June 2007. A number of national and regional planning policies are also relevant to the proposal, and these are considered first below.

National Planning Guidance

7.2 Government guidance on the main planning issues is provided in Planning Policy Statements (PPS), and in Planning Policy Guidance Notes (PPGs). This guidance assists local planning authorities in the production of development plans and in determining planning applications. The key PPSs and PPGs which apply to the development are summarised below. PPS1 Delivering Sustainable Development (2005) 7.3 PPS1 sets out the Governments objective of developing strong, vibrant and sustainable communities, which includes meeting the needs of all people and existing and future communities. Governments commitment to In addition, this document sets out the promoting strong, stable and productive

economies, which includes ensuring that suitable locations are available for health facilities and that infrastructure and services are provided to support new and existing housing.

Planning Policy Statement: Planning and Climate Change - Supplement to Planning Policy Statement 1 7.4 The PPS, a supplement to PPS1, sets out how planning in providing for the new homes, jobs and infrastructure needed by communities should contribute to reducing emissions and stabilising climate change and take into account the unavoidable consequences.

15

PPG13 Transport (2001) 7.5 This sets out the Governments objectives to integrate planning and transport at national, regional and local levels and to promote more sustainable transport choices. The guidance identifies three key objectives in delivering these aims: Promote more sustainable transport choices for people; Promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling; and Reduce the need to travel, especially by car.

7.6

The Guidance makes a number of specific recommendations with regard to the preparation of Travel Plans. It recognises that Travel Plans are important since they can deliver sustainable transport objectives, including reductions in car usage, particularly single occupancy journeys, and increased use of public transport, walking and cycling.

7.7

The document also states that Travel Plans should be submitted alongside planning applications which are likely to have significant transport implications. Such Travel Plans should have measurable outputs that relate to targets in the local transport plan and should set out the arrangements for monitoring the progress of the plan, as well as the arrangements for enforcement, in the event that the agreed objectives are not met. PPG17 - Planning for Sport and Recreation (2001)

7.8

This document sets out the Governments objectives for open spaces, sport and recreation. These include; supporting urban renaissance, promotion of social inclusion and community cohesion, health and wellbeing and promotion of sustainable development.

7.9

Paragraph 1 of PPG17 states that local authorities should undertake robust assessments of the existing and future needs of their communities for open space, sports and recreational facilities (paragraph 1). In addition, the document provides that Local Authorities should undertake audits of existing open space, sports and recreation facilities which should consider both the quantitative and qualitative elements of open space, sports and recreational facilities (paragraph 2). Assessments and audits should identify specific needs and quantitative and

16

qualitative deficits or surpluses of open space, sports and recreational facilities, which is necessary for effective planning. 7.10 In setting standards for open space, PPG17 states that the Government believes open spaces standards are best set locally and that national standards cannot cater for local circumstances, such as differing demographic profiles and the extent of existing built development in an area (paragraph 6). 7.11 Paragraph 10 states that existing open space, sports and recreational buildings and land should not be built on unless an assessment has been undertaken to show that they are surplus to requirements. In the absence of a robust and up-todate assessment, PPG17 states that applications for planning permission may seek to demonstrate through an independent assessment that land is surplus to requirements (paragraph 10). This includes consulting with the local community to demonstrate that proposals are widely supported. In addition, paragraph 15 states that planning permission for developments on playing fields should not be allowed unless a robust assessment has been undertaken in accordance with PPG17. 7.12 The Annex in PPG17 sets out the various typologies that should be considered as part of open space assessments and states that this typology, or variations of it, should be used when preparing assessments of need and audits of existing open spaces. It also provides that, for the purposes of assessment of need and audits of existing built facilities for sport and recreation, a typology which include swimming pools, indoor sports halls and leisure centres, indoor bowls centres, indoor tennis centres, ice rinks and community centres should also be used. PPG24 - Planning and Noise 7.13 PPG24 outlines the considerations that need to be taken into account in determining planning applications both for the noise sensitive developments and activities that generate noise. PPS25 - Development and Flood Risk 7.14 PPS25 aims to avoid and reduce the impacts of flooding on people, property and the environment through good planning and management of flood risk. It states that flood risk needs to be taken into account at all stages of the planning

17

process, and should be reduced through the location, layout and design of development, taking into account the impacts of climate change. 7.15 It requires that developers undertake site specific Flood Risk Assessments (FRA) to demonstrate whether a proposed development is likely to be affected by current or future flooding; the development is safe and where possible reduces flood risk; whether it will increase flood risk; and the measures proposed to deal with these effects and risk. In addition PPS25 provides that sustainable urban drainage systems (SUDS) should be incorporated to reduce flood risk and flood resilience measures should be incorporated. Circular 05/2005 Planning Obligations 7.16 Circular 05/05 sets out the Governments policy for planning obligations. Paragraph B1 states that the principal objective of the planning system is to deliver sustainable development, through which key Government social, environmental and economic objectives are achieved. Paragraph B5 provides that planning obligations should only be sought where they meet all of the following tests: i. ii. iii. iv. v. relevant to planning; necessary to make the proposed development acceptable in planning terms; directly related to the proposed development; fairly and reasonably related in scale and kind to the proposed development; and reasonable in all other respects.

Circular 11/95 The Use of Conditions in Planning Permissions 7.17 Circular 11/95 advises that conditions should be necessary, relevant to planning, relevant to the development permitted, enforceable, precise and reasonable in all other respects.

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A Sporting Future for the Playing Fields of England Policy on Planning Applications for Development on Playing Fields 7.18 This document sets out Sport Englands policy in terms of planning applications for development on playing pitches. It sets out a number of specific circumstances whereby Sport England will not oppose the granting of planning permission for any development which would lead to the loss of, or would prejudice the use of, all or any part of a playing field or land last used as playing fields in an adopted or draft deposit local plan. These circumstances are where: E1 - A carefully quantified and documented assessment of current and future needs has demonstrated to the satisfaction of Sport England that there is an excess of playing field provision in the catchment, and the site has no special significance to the interests of sport; E2 - The proposed development is ancillary to the principal use of the site as a playing field or playing fields, and does not affect the quantity or quality of pitches or adversely affect their use; E3 - The proposed development affects only land incapable of forming, or forming part of, a playing pitch, and does not result in the loss of or inability to make use of any playing pitch (including the maintenance of adequate safety margins), a reduction in the size of the playing areas of any playing pitch or the loss of any other sporting/ancillary facilities on the site; E4 - The playing field or playing fields, which would be lost as a result of the proposed development, would be replaced by a playing field or playing fields of an equivalent or better quality and of equivalent or greater quantity, in a suitable location and subject to equivalent or better management arrangements, prior to the commencement of development. E5 - The proposed development is for an indoor or outdoor sports facility, the provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss of the playing field or playing fields.

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Regional Planning Guidance The London Plan (Consolidated with alterations since 2008) 7.19 The revised London Plan was published in February 2008 and forms part of the statutory Development Plan for Barnet. 7.20 Barnet is located in the North London sub-region. Policy 5B.1 (the strategic priorities for North London) states that a strategic priority for the sub-region is to accommodate population growth in sustainable communities, taking account of their needs for social and community infrastructure. Social Infrastructure 7.21 Paragraph 3.277 states that the issue of population growth needs to be accompanied by the necessary facilities to ensure a good quality of life, together with the social infrastructure necessary to enable communities to operate. 7.22 Policy 3A.18 (Protection and enhancement of social infrastructure and community facilities) states that increased provision of such facilities, including primary healthcare facilities, should be sought. Paragraph 3.100 states that accessible and affordable community facilities are key to enabling the community to function. In addition, paragraph 3.103 states that Londons health service is vital to maintaining London as an exemplary, sustainable world city and is one of the capitals major employers. 7.23 Policy 3A.21 (Location for health care) states that policies should support the provision of additional healthcare as identified by primary care trusts. It further states that the preferred location of hospitals are in areas accessible by public transport. 7.24 Policy 2A.2 (The spatial strategy for development) states that the Mayor will seek to influence the spatial development of London by addressing the quality of life and other key issues facing many suburbs in inner and outer London and securing significant improvements in access, services and sustainability.

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Transport 7.25 Policy 3C.1 (Integrating transport and development) states that the Mayor will work to ensure the integration of transport and development by; encouraging patterns and forms of development that reduce the need to travel, especially by car; improving public transport, walking and cycling capacity and accessibility where it is needed; and supporting high trip generating development only at locations with high levels of public transport accessibility and capacity. It also provides that parking should reflect levels of public transport accessibility. 7.26 Policy 3C.2 (Matching development to transport capacity) requires developments with significant transport implications to include a transport assessment and travel plan as part of a planning application. 7.27 Policy 3C.23 (Parking strategy) states that the Mayor will seek to ensure that onsite car parking at new development is the minimum necessary and that there is no over-provision that could undermine the use of more sustainable non-car modes, taking account of the Sustainability 7.28 London Plan policy 2A.1 (Sustainability criteria) states that boroughs should promote, support and encourage development that secure social, environmental and economic objectives. This includes optimizing the use of previously developed land; using a design led approach to optimize the potential of sites; ensure that development will take place in locations that are currently or will be accessible by sustainable modes of transport; and that development incorporates green infrastructure. Moreover, Policy 4A.3 (Sustainable design and construction) states that the Mayor will ensure that future development meets the highest standards of sustainable design and construction, 7.29 Policy 4A.1 (Tackling climate change) states that the following hierarchy will be used to assess applications: Using less energy; Supply energy efficiently; and Use renewable energy.

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7.30

The application of the hierarchy should most effectively reflect the context of each development, in terms of its nature, size, location, accessibility and operation. Further, paragraph 4.9 state that the fullest and most appropriate contributions can be identified in the context of each particular proposal and in all cases, the most important consideration will be the achievement of reductions in carbon dioxide emissions.

7.31

Policy 4A.4 (Energy assessment) states that the Mayor will require an assessment of the energy and demand of carbon dioxide emissions from proposed major developments, demonstrating expected energy and carbon dioxide emission savings from the energy efficiency and renewable energy measures incorporated in the development, including the feasibility of CHP/CCHP.

7.32

Policy 4A.6 (Decentralised energy: heating, cooling and power) states that the Mayor will require development to demonstrate that their heating, cooling and power systems have been selected to minimize carbon dioxide emissions. In addition, developments should evaluate combined cooling, heat and power (CCHP) and combined heat and power (CHP) and will expect all major development to demonstrate that the proposed heating and cooling systems have been selected in the following order of preference: Connection to existing CCHP/CHP distribution networks; Site-wide CCHP/CHP powered renewable energy; Gas-fired CCHP/CHP or hydrogen fuel cells accompanied by renewables; Communal heating and cooling fuelled by renewable sources or energy; and Gas fired communal heating and cooling.

7.33

Policy 4A.7 (Renewable energy) states that the Mayor will adopt a presumption that developments will achieve a reduction in carbon dioxide emissions of 20% from on site renewable energy generation, unless it can be demonstrated that such provision is not feasible.

7.34

Policy 4A.10 (Overheating) states that developers should demonstrate how development could be made heat resilient in design, construction and operation.

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7.35

Policy 4A.11 (Living roofs and walls) states that the Mayor will expect major development to incorporate living roofs and walls, where feasible.

7.36

Policy 4A.14 (Sustainable drainage) states that the use of sustainable urban drainage systems should be promoted for development unless there are practical reasons for not doing so. In such cases, the developer should seek to manage as much run-off as possible on site and explore sustainable methods of managing the remainder as close as possible to the site.

7.37

Policy 4A.22 (Spatial policies for waste management) states that the Mayor will require the provision of suitable waste and recycling storage facilities in all new developments. In addition, policy 4A.28 (Construction, excavation and demolition waste) states that developers should be required to produce site waste management plans. Design

7.38

London Plan policy 4B.1 (Design principles for a compact city) sets out the key design principles that that Mayor will use to assess development proposals, which include; maximizing the potential of sites; promoting high quality inclusive design and enhancing the public realm; contributing to adaption to and mitigation of the effects of climate change; respect local context; accessibility; sustainability, durability and adaptability; security; consideration of the natural environment; the enhancement of green networks and address health inequalities.

7.39

Policy 4B.2 (Promoting world-class architecture and design) states that the Mayor will seek to promote world-class high quality design and encourage contemporary and integrated designs. Further, paragraph 4.102 states that new buildings should ensure the highest possible space standards for users and should incorporate greening and planting initiatives (paragraph 4.103).

7.40

Policy 4B.5 (Creating an inclusive environment) states that the Mayor will require development to meet the highest standards of accessibility and inclusion, integrating and adopting the principles of inclusive design to ensure developments can be used safely and easily; are convenient and welcoming and flexible and responsive.

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7.41

Policy 4B.10 (Large scale buildings design an impact) states that all large scale buildings should be of the highest quality design. This includes being suited to their wider context; being attractive; illustrating exemplary standards of sustainable construction and resource management; protecting residential amenity; being safe and secure; being appropriate to the transport capacity of the area; providing high quality spaces, including capitalising on opportunities to integrate green spaces. Sustainable Design and Construction Supplementary Planning Guidance (May 2006)

7.42

This SPG provides additional information to support the London Plan, specifically policy 4B.6 and is structured around how the seven measures identified in the policy can be implemented. These are: Re-use land and buildings; Maximise use of natural systems; Conserve energy, water and other resources; Reduce the noise, pollution, flooding and microclimatic effects; Ensure developments are comfortable and secure for users; Conserve and enhance the natural environment and biodiversity; and Promoting sustainable waste behaviour.

7.43

Under each measure, the Mayor sets out both essential standards and preferred standards. It is applicable to all developments but states that all major developments referred to the Mayor should meet at least the essential standards and should demonstrate this through a sustainability statement submitted with planning applications.

7.44

The SPG does not contain specific guidance on hospital developments but states that buildings that accommodate vulnerable groups, such as hospitals, can consider mechanical cooling that is operated by a mixed mode of energy (section 2.2.2).

24

7.45

The document contains both essential and preferred standards for open space. These are: No net loss of publicly accessible open space; Create appropriate new open, green publicly accessible spaces where these can address identified areas of deficiency of public open space; Net gain of publicly accessible open space.

Accessible London: Achieving an Inclusive Environment Supplementary Planning Guidance (April 2004) 7.46 This SPG provides detailed advice to support the London Plan, specifically policy 4B.5 (Creating an inclusive environment) in terms of promoting inclusive environments. It explains the principles of inclusive design and gives designers technical advice on guidance on how to apply these principles. 7.47 The document provides specific guidance on health facilities and open space. Paragraphs 3.5.1 and 3.5.2 focus on health related development and state that all new health facilities should be designed to provide inclusive access. 7.48 Paragraphs 3.1.3.1 to 3.1.3.4 provide guidance on the issues that need to be considered in the design of open spaces. This includes addressing environmental barriers such as narrow and uneven footpaths, inaccessible public transport and the lack of facilities, such as accessible public toilets and parking. The SPG states that the creation and management of high quality public spaces is essential to delivering an urban renaissance in London and highlights that audits of parks and open spaces should identify improvements needed to make them accessible and inclusive to all potential users, regardless of disability, gender or age. Parking standards for London for Retail, Leisure, Mixed Use Development and Other Uses: Spatial Development Strategy Technical Report Twelve (August 2002) 7.49 Paragraph 5.10 of this Spatial Development Strategy (SDS), advises that car parking for C2 residential institutions (including hospitals) should be assessed on an individual basis as part of the Transport Assessment process.

25

7.50

Paragraph 5.11 of the SPS highlights that for developments which are relocating or reorganizing, data of existing catchments and travel patterns should be used to provide valuable input into the assessment process.

7.51

It is acknowledged that many hospitals may have quite stringent restrictions on staff car parking and travel plans should play an important role in any Transport Assessment. However, paragraph 5.10 goes on to state that it is expected that many patients and most visitors will be car dependent, as the very young and elderly form a large proportion of the patients profile.

Local Planning Guidance

London Borough of Barnet Unitary Development Plan (May 2006) 7.52 The adopted Barnet Unitary Development Plan (UDP), along with the London Plan, forms the statutory development plan for the Borough. The Council received a direction from the Secretary of State on 13 May 2009 saving certain policies within the UDP (refer to appendix 2 of this Planning Statement). These policies have been considered in the preparation of this planning application. All other planning polices in the adopted UDP have been deleted and are not directly applicable to this planning application. Social infrastructure 7.53 Policy GCS1 (Community Facilities) states that the Council will seek to ensure that an adequate supply of land and buildings is available for health facilities in order to meet the needs of residents in the borough. 7.54 Policy CS10 (Health Care Facilities) states that development proposals for primary heath care facilities will be permitted where these are easily accessible by sustainable modes of transport; would not have a demonstrably harmful impact on the character of the surrounding area or the amenity of nearby residential properties and other uses; and are designed to be accessible to people with disabilities. 7.55 Policy CS11 (Health Care Facilities Multiple Use) states that the Council will encourage that new health care facilities are designed for both health care and social care purposes.

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Sustainability 7.56 Policy GSD (Sustainable Development) states that the Council will seek to ensure that development and growth within the borough is sustainable. This includes locating development close to the public transport network; using brown field sites; protecting areas of high landscape and species value; and minimising pollution. 7.57 Policy GWaste (Waste Disposal) states that the Council will encourage waste management practices that are carried out in accordance with principles of the waste management hierarchy (reduce, re-use, recover and dispose); the best practicable environmental option; and the proximity principle. Design 7.58 Policy GBEnv2 (Design) provides that the Council will require high quality design in all new development to meet the Councils objectives of sustainable development community safety. 7.59 Policy GBEnv1 (Character) states that the Council will protect and enhance the quality and character of the boroughs built and natural environment. 7.60 Policy GBEnv3 (Safe Environment) this policy states that the Council will protect and enhance the quality and character of the boroughs built environment. 7.61 Policy D1 (High Quality Design) states that all new development should represent high quality design and should be in keeping with the Councils objectives of sustainable development and ensuring community safety. 7.62 Policy D2 (Character) provides that the Council will support developments that are based on an understanding of local characteristics. This includes preserving and enhancing local character, respecting the appearance, scale, bulk, height and pattern of surrounding buildings, streets and movement patters. 7.63 Policy D3 (Spaces) states that the size, shape, position and detailing of spaces created within or around new buildings should enhance related development and be in keeping with the character and quality of the development.

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7.64

Policy D6 (Street Interest) states that new development should provide visual interest at street level to create attractive, safe and vibrant streets.

7.65

Policy D9 (Designing out crime) states that the Council will require all new development to be designed to provide safety and security in the environment and reduce opportunities for crime and fear of crime, giving particular regard to ensuring that public areas are overlooked by buildings; increasing natural surveillance in public areas. Landscaping and ecology

7.66

Policy GL1 (Sport and Recreation) states that the Council will seek to ensure an adequate supply of land and buildings, which are valuable for sport and recreation to meet the needs of residents in the borough.

7.67

Policy D11 (Landscaping) states that the Council will require development schemes to include hard and soft landscaping to create attractive, safe, accessible and environmentally sound developments which positively contribute towards the character of the surrounding area.

7.68

Policy D13 (Tree protection and enhancement) states that the Council will seek to retain as many existing trees as practicable and ensure that they are protected during development works. In addition, the Council will seek an appropriate level of new planting in developments.

7.69

Policy O17 (Ecological impact statement) states that where a proposed development could have an adverse impact on areas of nature conservation value, an ecological impact statement will be required to be submitted with planning applications.

7.70

Policy L14 (Public open space Improved) states that the Council will encourage the full use of public open spaces by all sections of the community through improvements to the quality and variety of such spaces and by making the best possible use of facilities to meet the needs of users.

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Transport 7.71 Policy M1 (Transport accessibility) states that the Council will expect major development proposals with the potential for significant trip generation to be in locations which are, or will be made, highly accessible by a range of modes of transport. 7.72 Policy M2 (Transport impact assessment) provides that Transport Impact Assessments will be required in cases where new development will have significant transport implications. 7.73 Policy M3 (Travel plans) states that the Council will require occupiers to develop, implement and maintain a satisfactory Travel Plan to minimise any increase in road traffic and encourage more sustainable modes of transport. 7.74 Policy M4 (Pedestrians and cyclists widening opportunities) provides that developers will be expected to provide convenient, safe and secure facilities for those people wishing to travel by bike and foot. 7.75 Policy M5 (Pedestrians and cyclists improved facilities) states that the Council will require new development to provide or fund adequate facilities for the safety and convenience of cyclists and pedestrians. 7.76 Policy M6 (Public transport use) states that development should be located and designed to make the use of public transport more attractive. 7.77 Policy M7 (Public Transport improvement) provides that the developments are expected to contribute to achieving improvements to public services related to the proposed development. 7.78 Policy M10 (Reducing traffic impact) provides that measures to reduce the effects of traffic on the environment and the community may be required through planning obligations where it is considered that the need for such measures are directly related to a development. 7.79 Policy M14 (Parking standards) states that the Council will expect development to provide parking in accordance with the London Plan.

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7.80

Policy GParking (Parking) provides that the Council will apply parking standards and policies to regulate parking and restrain the growth of car use.

7.81

Policy M17 (Lorries deliveries and servicing) states that developments which require regular deliveries of goods, materials and/or equipment should be located in close proximity to tier 1 and 2 roads. Site Designations

7.82

The site is not effected by any specific land use allocations. However, it is within an Air Quality Management Area (AQMA). The High Road (A1000) to the east of the site is designated as a tier 2 road. Finchley Memorial Hospital and Bow Lane Playing Fields Planning Brief (June 2007)

7.83

This document sets out planning principles for the future use and development of the site. Paragraph 5.1 allows for the expansion and enhancement of health care provision to source the current and future needs of the community, involving the development of new and enhanced facilities in a modern setting and the demolition of the existing buildings. The brief accepts that such a development would require development on the former Bow Lane Playing Fields. Paragraph 5.3 states that any remaining area of playing fields would be retained as open space to provide for a range of public recreational facilities and part of the existing hospital site would be cleared to provide car parking and landscaping (paragraph 5.4).

7.84

The Council require that the provision of new primary health care facilities be considered against the potential loss of open space and provides that proposals for the development of the playing fields would have to be justified (paragraphs 5.9-5.12).

7.85

The brief outlines the Councils expectations in terms of design, layout, scale and massing of development stating that the health care buildings should achieve excellence in design and sustainability and provide high quality interesting buildings, having regard to neighbouring residential properties and laid out to safeguard their security. In terms of scale and massing, the Council expect development to respect the prevailing suburban character of the surrounding area

30

and to protect the amenity of adjoining residential properties (paragraphs 5.55.8). 7.86 The brief states that the environment of the hospital should be enhanced through landscaping and tree planting to enrich biodiversity and screen new development from neighbouring properties. redevelopment of this site. 7.87 In terms of transport and access, the brief provides that car and cycle parking should adhere to the London Plan and Barnet UDP. It suggests that pedestrian access to the site could be enhanced and cycling and walking should be encouraged. A transport assessment and travel plan is required to be submitted with planning applications for a new hospital (paragraphs 5.23-5.25). 7.88 The Council expects any development on the site to respect residential amenity and reduce opportunities for crime and the fear of crime (paragraphs 5.26-5.28). In addition, the design of development will be required to be accessible to all users (paragraph 5.29). 7.89 In terms of sustainable design and construction, the brief states that the redevelopment of the hospital offers an opportunities to provide exemplar sustainable health development and the Council will seek the a reduction in carbon emissions and high quality energy efficient buildings on site. Planning Obligations (S106 Agreements) Supplementary Planning Document (September 2006) 7.90 This SPD forms part of the Councils LDF and was published following the publication of Circular 05/05. It explains the Councils approach and requirements in relation to planning obligations and sets out a number of standard charges and formulae. Due to the nature of this development, many of the standard changes are not applicable to this development. This has been discussed and agreed with the Council. Draft heads of terms are included in section 8 of this planning statement. A full landscaping plan, ecological survey and arboricultural report is required to be submitted with planning applications for the

31

Sustainable Construction and Design Supplementary Planning Document (May 2007) 7.91 This SPD highlights sustainability issues that need to be taken into consideration in the preparation of development proposals and sets out the environmental requirements against which the Council will assess planning applications. scales of development. Local Development Framework 7.92 Barnet is currently in the process of producing its Local Development Framework (LDF), which once adopted will replace the saved UDP policies and, along with the London Plan, will become the boroughs statutory planning framework. 7.93 Barnets updated Local Development Scheme (LDS) was approved by the Secretary of State for Communities and Local Government on 12 June 2007, while the Council formally adopted their Statement of Community Involvement on 28 June 2007. 7.94 The Council then consulted on Issues and Options for their Core Strategy in 2008. This document will set out the Councils strategic planning policies for how land is used and developed in the borough. In their Issues and Options document, the Council outlined a number of key planning objectives, derived from their Corporate Plan and community engagement workshops and endorsed by the LDF members steering group. These objectives include, delivering social infrastructure requirements to accommodate sustainable growth and delivering a complete range of improved health care facilities to promote health and wellbeing in the borough. However, as the draft Core Strategy is still at an early stage the adopted UDP remains the principal development plan, along with the London Plan. A sustainability checklist is incorporated within the SPD which applies to different

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8.
8.1

Planning Issues and Appraisal

The planning application is for the construction of a new part 2 part 3 storey hospital (plus part lower ground floor), with ancillary facilities including cafe and retail facilities, along with a new energy centre. Associated parking and servicing areas and new vehicular access off Granville Road will also be provided. In addition, a range of new public and private open spaces will be accommodated on the site. A temporary access off Granville Road will be created to serve construction traffic will be built to serve the new hospital. Four small out buildings will be demolished as part of phase one to allow for a temporary construction road. The remaining hospital buildings will be demolished (with the exception of Bullimore House) as part of phase two. This land will then be used for the creation of new public open space.

8.2

The main issues raised by this proposal are therefore: Principle of Development; Health and Wellbeing; Open Space, Landscape and Ecology; Sustainability; Access, Permeability, Transport and Parking; Design and Amenity; Flood Risk and Drainage; Archaeology; and Section 106.

Principle of development The Community Hospital 8.3 PPS1 outlines that suitable infrastructure and services are needed in order to support new and existing economic development and to promote strong, stable and productive economies. In addition, both the London Plan and Barnets UDP recognise that the provision of health care facilities are required in order to accommodate growth in a sustainable manner.

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8.4

The existing hospital buildings on the site have been developed in a very piecemeal fashion to try to accommodate growing demands on its services over a long period of time. However, the buildings are no longer fit for the purposes of modern health care and do not have the capacity to cater for any increases in demand that will arise from growth in the borough. The buildings are therefore unsustainable and need to be replaced with new and enhanced facilities, which is consistent with national, regional and local planning policy.

8.5

The development will result in new modern healthcare facilities to cater for the needs of current and future populations. This is consistent with the Councils strategic policy (GCS1) which seeks to ensure that an adequate supply of buildings are available for health facilities to meet the needs of the residents in the borough.

8.6

The principle of the proposals is also supported in policy terms through the Councils adopted planning brief for the site. Partial loss of Playing Fields

8.7

The main issue in terms of the principle of the land use, is the development of the new hospital on part of the former playing fields, which are principally situated to the south of the existing hospital.

8.8

The site is within an Air Quality Management Area.

The site has no other

statutory land use designations. However, PPG17 and the Councils planning brief requires that developments which involve the loss of playing fields to demonstrate that this partial loss is justified. 8.9 Sport England state that they will oppose the granting of planning permission for any development which would lead to the loss of, or would prejudice the use of, land last used as playing field in unless one or more of their exception tests are met (refer to paragraph 7.17). 8.10 The Council protect public open spaces through policy L11 (Public Open Space). The UDP defines public open space as public parks, commons, heather and woodland and other open spaces with recognised, well established and unrestricted public access (paragraph 6.3.3.1). It is considered that the playing fields do not fit into this category as access is restricted. However, the Councils

34

planning brief anticipated that development on the site would retain the remaining part of the former playing fields as open space and provide for a range of public recreational facilities. 8.11 Although the Council supports the principle of replacing the existing hospital with modern facilities on part of the playing fields and the provision of publicly accessible open space, the planning brief highlights that this must be considered against the potential loss of open space and states that a detailed justification for developing on the playing fields or a case setting out exceptional; circumstances. In addition, PPG17 and the Mayors best practice guidance have a presumption against the loss of open space and playing fields unless an assessment has been undertaken which clearly shows the open space to be surplus to requirements. PPG17 states that in the absence of an up to date local authority assessment, developers should demonstrate through an independent assessment that the land is surplus to requirements (paragraph 10 of PPG17). 8.12 The former playing fields comprise an area of approximately 3.7 hectares. The proposed development includes 3.5 of open space, of which the vast majority will be publicly accessible. As such, the development would only result in a minimal loss in the quantum of open space on site but would create a range of publicly accessible open spaces. 8.13 The Council is in the process of producing an open spaces assessment for the borough, which is due to be finalised in the near future. As such, an independent open space assessment has been carried out in accordance with guidance set out in PPG17 and its companion guide and has been submitted as part of the planning application. This demonstrates that in the vicinity of this site (defined as a 2km radius) there is 0.59 hectares of playing pitch provision per 1,000 population. This is in excess of the Councils local standard of 0.54 hectares per 1,000 population. The assessment also takes into account future need by using population growth projections over a 5 year period. 2013 and, therefore, caters for future needs. 8.14 Camden Council have confirmed that, prior to their disposal to NHS Barnet, the Bow Lane Playing Fields had not been used since 1994 and had been significantly underutilised since at least 1990, when Camden Council took ownership of the playing fields from the Inner London Education Authority. Prior This demonstrates that playing pitch provision in the area is still in excess of the Councils standard in

35

to disposal, Camden Council sent consultation letters to schools local to the playing fields informing them of their intention to dispose of them. No responses were received from these local schools. The Secretary of State approved the disposal of the playing fields on the basis that they had not been used for sport by a maintained school for approximately 15 years. This confirms that the site has no special significance to the interests of sport. 8.15 In line with national, regional and local planning policy, it has been demonstrated that the former playing fields currently located on the site are surplus to requirements when considered against local standards. As such, it is considered that there is no requirement to retain the playing fields on site. It is also considered that the open spaces assessment meets Sport Englands exception Test E1 in demonstrating that there is an excess of playing field provision in the catchment and that the site has no significance to the interests of sport. 8.16 Notwithstanding this, an overriding part of this proposal is to create a number of new recreational spaces, which is a fundamental to NHS Barnets vision for a health campus. The proposals will result in a minimal loss in the quantum of open space on site but will include the provision a range of publicly accessible open spaces, including 2 five a-side pitches and 1 junior pitch. In addition, there is an aspiration to create a hard surfaced games area and an urban gym within the site and land has been identified for such uses, however, this is subject to funding. This will create quality and publicly accessible playing pitches on the site, increasing opportunities for the local community to participate in sporting activity under suitable management arrangements. As such, it is considered that the proposal also meets Sport Englands exception tests E4 and E5. Open Space 8.17 In line with national and regional policy and guidance set out in the Councils planning brief, NHS Barnet have given careful consideration to the reuse and reconfiguration of the existing open space and new open space created through the demolition of existing hospital building in phase 2 which will provide a range of publicly accessible open spaces. The proposed open spaces compliments the primary health care facilities by promoting health activity and will be accessible to both hospital users and the wider community (the only exceptions are the ward gardens and internal court yards which will only be accessible to patients, staff and visitors).

36

8.18

The integration of the open spaces with the hospital is a key part of NHS Barnets vision to create a health campus on the site. In order to achieve this vision and meet the priorities of key stakeholders involved in the design process, the following types of open spaces will be created: Junior grass playing pitch; Two 5-aside grass playing pitches; A wildlife garden; Outdoor healing & therapy garden/s (including equipment to improve mobility); Communal green; and A memorial garden associated with the heritage of the site.

8.19

There are also aspirations to provide a hard surfaced games area to cater for a wide range of sporting demands, including disability sports and to further enhance opportunities for more people to participate in sporting activities. There is also the potential to provide an urban gym/fitness trail to promote healthy living. The neighbouring Our Lady of Lourdes RC primary school will have direct access to the open space.

Health and Wellbeing

8.20 The development of a new hospital on this site is fundamental to ensuring that the growing population of the Borough have access to appropriate health care services. Also, NHS Barnets vision of a health campus, incorporating a number of complementary facilities and spaces. In addition to primary health care on the site, will promote healthy living and wellbeing as well as making a significant contribution in reducing health disparities in the borough. This is in accordance with the London Plan, which supports the provision of healthcare as identified by Primary Care Trusts and seeks to ensure the provision of social infrastructure to meet the needs of Londons diverse population. 8.21 Further details on how the proposals for the new hospital respond to NHS Barnets key drivers for change to meet the future healthcare needs of the people of Barnet are set out in the Statement of Clinical Services.

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8.22

A detailed explanation of how the proposals will help NHS Barnet to meet its aspirations for the delivery of better health and wellbeing services for local people is set out in the Design & Access Statement. This is both in terms of the internal layout of the new building and its settings, which connect the hospital with the external open spaces; creating a new health campus.

Open Space, Landscaping and Ecology

Open Space 8.23 The open space currently on the site consists of former playing fields that have not been in use for approximately 15 years. This is recognised by the Council in their adopted planning brief for the site. The playing fields are currently secured by a locked fence and the playing fields are not publicly accessible following their transfer from the Inner London Education Authority (ILEA) to the London Borough of Camden in the 1990s. The playing fields were bought by NHS Barnet, from the London Borough of Camden in September 2008. 8.24 NHS Barnet recognise that the underuse of open space is not in itself a justification of its partial loss. As such, careful consideration has been given to how open space can be integrated within the redevelopment proposals for the hospital. This will deliver greater benefits to users of the hospital and the wider community in terms of encouraging health activities, which is a fundamental part of NHS Barnets health campus vision for the site. 8.25 The proposals being put forward by NHS Barnet would not only deliver much needed modern health care facilities but would also act to create a number of publically accessible open spaces with a range of uses and activities. The proposals involve the relocation of the hospital in a more central location on the site on what is currently open space. However, the development will not result in a significant net loss of open space as land which accommodates the existing hospital will principally be replaced with communal open space. 8.26 It is intended that the open spaces will primarily be kept green and will be for the most part shared between hospital users and the wider community, including use by Our Lady of Lourdes Primary schools, local community groups and for therapeutic purposes. There are also aspirations to provide a hard surfaced games area while there is the potential to provide an urban gym/fitness trail.

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8.27

The hospital will include ward and therapy gardens that will be for the direct use of patients, staff and visitors of the hospital. The open spaces will create a This will make a significant relaxing and tranquil environment for patients. promoting health and wellbeing.

contribution towards both the Mayor's and Barnet Council's objectives of

8.28

Through consultation, the Council, Sports England and the local community have been involved in determining the function of the open spaces on site, which are listed in paragraphs 8.14-8.15 above.

8.29

The open spaces provided will create a high quality environment for hospital users, staff and visitors and will make a positive contribution to the character and amenity of the area, as well as creating more and better used public open space for the benefit of the local community. Use of Former Playing Fields Historic Use

8.30

The former playing fields were transferred to the London Borough of Camden when the Inner London Education Authority was abolished in 1990.

8.31

When in use, the playing fields had two points of access, which are still identifiable today. The first was via a gated entrance on Granville Road, where an access road ran in between 102 Granville Road and the eastern boundary of the existing hospital site. The second entrance was located along Bow Lane, close the junction of Bow Lane and Clifton Road. This led to a small area of hard standing, understood to be used for car parking.

8.32

The London Borough of Camden utilised the playing fields as an overflow sports facility, whereby Camden based schools would use the playing fields if none were available in the borough of Camden. The playing fields were intended for the private use of Camden based schools only with no unauthorised entry permitted. Camden Councils property department have confirmed that the playing fields were not used by the Council from 1994 until 2008, when the Council disposed of them to NHS Barnet. Between the period of 1990 and 1994, Camden Council have confirmed that the playing fields were severely under utilised. Camden then

39

disposed of the playing fields in September 2008 when they were sold to NHS Barnet. 8.33 Prior to disposal, under section 77 of the Schools Standards and Frameworks Act 1998, local authorities are required to gain consent from the Secretary of State. In determining applications for the disposal of playing fields the Secretary of State will have regard to whether the playing fields are used by a maintained school for the purposes of the school or have not been used at any time within a 10 year period. 8.34 Initially applications for the disposal of playing fields are considered by the School Playing Field Advisory Panel, who provides independent advice on the extent to which individual applications meet this criteria (having regard to the existing community use, including use by after hours sports groups and ensuring that community users are fully consulted and their interests protected). Disposal was approved by the Secretary of State for Education and Skills after initially being considered by the School Playing Field Advisory Panel, which provides independent advice on the extent to which applications. 8.35 Prior to disposing of the playing fields, Camden Council have confirmed that they notified schools local to the playing fields of the Councils intention to dispose them. No responses were received from these local schools. We understand that the application by the London Borough of Camden for the disposal of Bow Lane Playing fields was approved by the Secretary of State on the basis that the playing fields had not been used by a maintained school or had been used at any time within a 10 year period. Proposed Use 8.36 The redevelopment of the site offers a unique opportunity to significantly enhance the provision of open space and sports provision in the area for the local community. The proposed development will enable the creation of a range of publicly accessible open spaces that will form a fundamental part of the creation of a health campus and a focal point for the local community. 8.37 In determining the types of open spaces to be provided on the site, NHS Barnet carried out extensive consultation with a range of stakeholders to identify how the site can be utilised to best meet the needs and aspirations of the local

40

community.

This includes consultation with the local community, local

councillors, residents associations, local religious leaders and the Council as well as the following groups: 8.38 Sports England; Our Lady of Lourdes RC primary school; Friends of Finchley Memorial Hospital; AC Finchley; Wingate and Finchley Football Trust; Complete Football; The London Marathon Charitable Trust; Pro-active Sports Board; England Basketball; London Volleyball; and London Sports Forum for Disabled People.

Further information on the pre-application consultation carried out is contained in the Statement of Community Involvement, submitted as part of this planning application.

8.39

Through consultation, NHS Barnet has established a number of objectives for the provision of open space on the site, which are to: Offer opportunities for exercise and physical activity, regardless of age or ability; Give users choice regarding the type of exercise they want to do, for instance team sports, fitness or cardio training as well as opportunities for more passive forms of recreation; Create an uplifting and stimulating environment; Offer an inclusive and accessible landscape with variety and choice; Create a flexible landscape with room for future needs, including space for a potential hard surfaced games area; Offer quiet spaces for contemplation; Provide opportunities for sensory experiences; Provide opportunities for users to engage with nature; Offer opportunities and space for community events; and Create a safe and secure environment.

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8.40

Based on the priorities raised by stakeholders through consultation and the identified objectives above, it is proposed that the site provides the following publicly accessible open spaces: 2 five a-side grass pitches; 1 junior football grass pitch; A communal green; A wildlife garden; and A memorial garden; and A network of footpaths through the greenspace.

8.41

The neighbouring Our Lady of Lourdes RC primary school will be provided with direct access to the open spaces. In addition healing gardens and a therapy garden will be provided in the hospital grounds. It is not possible for these particular spaces to be publicly accessible as they will be used for the rehabilitation of patients of the hospital.

8.42

There are aspirations to provide further sports facilities including an urban gym/fitness trail and a hard surfaced games area to cater for a range of sporting demands, including disability sports. An area has been set aside adjacent to the playing pitches to accommodate a hard surfaced games area in the future, subject to funding.

8.43

Ancillary facilities will also be provided and made available for users of the open spaces including car and cycle parking, toilets, changing rooms, outdoor seating, and a caf. Vehicular access to the open spaces will be via Granville Road and two additional pedestrian and cycle accesses will be provided via Bow Lane.

8.44

Further details on open space provision is set out in the Landscape & Public Realm Strategy, produced by Fabrik which is submitted as part of this planning application.

8.45

By engaging with local groups, NHS Barnet has explored the future use of the open spaces. The memorial garden, footpath network and communal green will be open to the general public throughout the year. The communal green will be available for public and community events and it is expected that this will be done through a simple booking system run by NHS Barnet. The wildlife garden will be for the use of Our Lady of Lourdes RC primary school. The school will also be

42

able to utilise the sports pitches and it is expected that this will be for afternoon physical education lessons for several days per week during term time. Outside of this, the sports pitches will be available for local organisations and groups via a simple booking system to be run by NHS Barnet. At present, NHS Barnet is in ongoing discussions with local sporting organisations regarding the use of the sporting facilities on the site. 8.46 Further information on the management and maintenance of the open spaces is provided in the Open Spaces Management and Maintenance Strategy submitted as part of this application. Landscaping 8.47 The Landscaping & Public Realm Strategy has been developed around the vision of a health campus. As such, a key component of the plan was to ensure that spaces are publicly accessible where at all possible and users of the site are able to take part in physical activity, regardless of age or ability. The landscaping proposals include the provision of spaces that can be used for more passive forms of recreation. This is in accordance with national and regional guidance, which support the creation of appropriate and publicly accessible open space within developments. 8.48 The Landscape & Public Realm Strategy also includes a Tree Strategy, which aims to retain trees, wherever possible. In total 41 trees and groups of trees will have to be removed, with almost all trees in the grounds of the existing hospital and along Bow Lane and Granville Road being retained (62 in total). In addition to this, over 200 new trees are proposed which will create an overall structure for the green space; and with the inclusion of native trees will increase the sites biodiversity. Native shrubs will also be planted along parts of the site boundary and in the garden areas. 8.49 Planting along the eastern boundary, along with a timber acoustic fence will create a visual screen and an acoustic buffer for the neighbouring residential flats. 8.50 The range of open spaces and details of the landscaping and planting to be provided on the site is set out in more detail in the Landscape & Public Realm Strategy submitted as part of the planning application.

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Ecology 8.51 A Habitat Survey & Protected Species Assessment was carried out by The Ecology Consultancy and submitted as part of this planning application, as recommended within the planning brief. This deemed most of the site to be of limited ecological value. It was considered that scrub habitat could be suitable for nesting/ foraging birds and invertebrates, whilst the existing hospital buildings and a mature tree in the grounds were considered to have some potential for roosting bats. 8.52 A reptile survey of the former Bow Lane Playing fields was carried out in 2008 and no reptiles were found. 8.53 Three dusk emergence and/or dawn re-entry bat surveys were also undertaken in 2009 which concluded that no evidence of bat roosts were discovered within the existing buildings and no bats were seen to emerge from any of the existing buildings or trees on the site. It also confirmed that of the eight trees assessed as having potential for bats only one was considered to have a moderate/high potential for roosting bats with the rest being considered to have low/negligible potential. 8.54 Mitigation measures are suggested in respect of site clearance of garden shrubbery and trees, while a number of potential enhancement measures have also be recommended. This includes planting of native species and ornamental species of value for wildlife and the inclusion of green roofs which have been incorporated as part of the proposals. 8.55 Care has been taken to ensure that the Landscaping & Public Realm Strategy improves the ecological value of the site whilst creating spaces for people to enjoy. The greenness of the open space will be maintained and predominantly native species will be used to attract local wildlife and to create habitats for a range of species. In addition, wildlife meadows are proposed along the perimeter of the site to enrich biodiversity. The incorporation of a green roof on the energy centre will also act to attract wildlife, as well as having other sustainability benefits.

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Trees 8.56 An Arboricultural Report has been produced by Fabrik and submitted as part of this planning application as recommended within the planning brief. This involved a survey of all of the trees located on the site, which identified a total of 103 trees, none of which are statutorily protected. 8.57 The site layout retains the principle arboricultural features, which are prominent within the street scene or form skyline features and, as such are considered to be of high visual amenity. This will act to maintain the character and appearance of the area. 8.58 The proposed development will result in some tree loss (41 trees and groups of trees), due to their current condition, quality or their lifespan and to facilitate a better landscape approach on the site as a whole, in the context of the longerterm use of the site. In addition, the loss of some of these trees is required to enable access into the site and to significantly improve the permeability of the site. It is considered that the loss of these trees will not have a detrimental impact on the appearance of the local area. Fundamentally, the loss of the existing trees on the site will be more than compensated by an extensive planting scheme, including over 200 new trees. This is in addition to almost all trees in the grounds of the existing hospital and along Bow Lane and Granville Road which are being retained (62 in total). This will positively contribute towards the future tree cover of the site and act to enhance biodiversity and local amenity. 8.59 The arboricultural impact assessment has demonstrated that trees identified for retention can be safely integrated within the proposed development and adequately protected throughout the ground works and construction phase.

Sustainability
8.60 The current hospital is at capacity and the buildings are no longer fit for purpose. There is no opportunity to alter and extend the buildings any further in order to increase capacity while the current buildings are very costly to maintain. The environmental performance of the current hospital is extremely poor and significant investment is required to reduce this issue.

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8.61

NHS Barnet considers that the redevelopment of the hospital is a significant opportunity to deliver an exemplar scheme and has incorporated sustainability measures at an early stage of design. The scheme will be assessed using the BREEAM for healthcare toolkit and NHS Barnet is committed to achieving an excellent rating under this scheme. In addition, the project is part of the Sustainable Healthcare Network (SHINE) exemplar scheme.

8.62

A Sustainability Statement

has been produced by Ferguson Brown and is

submitted as part of this application. This summarises the environmental, social and economic achievements and objectives of the proposals set against The London Plan Sustainable Design & Construction SPG and London Sustainability Checklist as well as the London Borough of Barnets Sustainable Design & Construction SPD. The report concludes that the proposed development will provide a significant net overall benefit in sustainability terms. Efficient Use of Land and Buildings 8.63 The new hospital buildings will be located in the central part of the site. This will enable the space around the hospital to be utilised for the expansion of the hospital should future population growth and clinical requirements place additional demands on the hospital. This is a more sustainable approach to past practice, whereby the hospital was built in a piecemeal fashion, with only limited opportunities to expand. As such, the setting aside of land at this time takes into account future needs for health care facilities, which is consistent with the principles of sustainable development. 8.64 The new hospital has been designed upon the concepts of flexibility and adaptability to ensure that the building functions effectively in the short, medium and long term; thus ensuring the longevity of its use. 8.65 There are two small aspects of the scheme that are for commercial use; a caf and retail unit. Although it is considered that the provision of such space will positively contribute to the facility, they have been purposely located within a position that enables a change of use if required.

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Reducing Carbon Dioxide Emissions 8.66 NHS Barnet are committed to achieving a BREEAM excellent rating and to meeting the Mayors expectations of achieving a reduction in carbon emissions of 20%. An Energy Statement has been prepared by Elementa and submitted as part of the planning application. 8.67 The Mayors energy hierarchy has been applied in order to reduce carbon dioxide emissions. This involves, using less energy; supplying energy efficiently and the use of renewable energy. The supply of energy and the use of renewable energy is detailed below. 8.68 There are two main ways of using less energy; first by designing a building to be energy efficient so that the demand for energy is less and secondly incorporating controls to limit the amount of energy that is used. 8.69 Natural ventilation, cooling and lighting limit the demand for the use of mechanical devices, such as air conditioning and electric lighting. The majority of the new hospital will be naturally ventilated (approximately 60%) through openable windows and buoyancy driven extract via the central atrium. This includes the inpatient bedded accommodation and all consultation examination rooms located on the ground and first floors. 8.70 The areas that are mechanically ventilated relate to those that perform a clinical function whereby patient needs determine the ventilation required and where dirty extract ventilation is required for sanitary spaces by building regulations (i.e. kitchens). Cooling is only provided to IT rooms where heat emissions require cooling. Where mechanical ventilation is provided, a proportion of the waste heat is recovered via heat recovery sections in the air handling plant. 8.71 Thermal massing will act to limit the amount of energy required to heat/cool the building by using materials which insulate it. This will be achieved by means of in-situ concrete frame construction. Internal concrete soffits will be exposed which will provide steady state mass and allow the use of night time cooling to areas. The roof will also be constructed of concrete which will provide additional thermal mass.

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8.72

It is anticipated that these measures will make a significant reduction in CO2 emissions.

8.73

Automatic and sensor controls will be used to minimise water use, lighting and heating systems. A full Building Energy Management System (BEMS) will be provided to enable automatic control of internal temperatures, ventilation plant, boilers, pumps and lighting systems. All distribution boards will be provided with sub-metering, linked BEMS to enable detailed monitoring of energy usage.

8.74

An energy saving awareness programme will be instigated on completion of the building to influence hospital users and staff to switch off equipment, lighting etc when not in use. Energy Supply and Renewable Energy

8.75

A number of energy technologies have been considered in terms of their ability to make sufficient reductions of the carbon emissions resulting from the proposed development. It was established through the Energy Assessment that a combination of Combined Heat and Power (CHP) and photovoltaics incorporated into the development would result CO2 reductions of 2.8% and 17.2% respectively. A new energy centre will be created as part of the proposals and this will house the CHP boiler system. Photovoltaics are included at roof level on part of the main hospital building. Overheating

8.76

The London Plan requires developers to demonstrate how the development could be made heat resilient. This is to ensure that the building does not create unnecessary energy demands in terms of cooling and to ensure the comfort and health of users of the building.

8.77

The scheme has been designed to incorporate a number of measures to ensure that the new hospital will be heat resilient, including: Provision of appropriate shaded green space and tree cover; Green roofs and vegetated walls incorporated on the building and energy centre;

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Design to enable air-flow throughout the development through natural ventilation; Shading of windows; The treatment of glass to combat solar gain and glare; Open water and fountains in public spaces; and Shaded public spaces and footpaths.

Water Efficiency 8.78 The site will have 100% water metering of supplies and sub-metering in areas to ensure that water is used efficiently. Auto sensory controls will be provided to taps to minimise water usage and automatic controls will be provided to ensure that water using equipment will be switched off when not in use. WC cisterns will be low water content type and water storage systems will be sized suited to demand. 8.79 The use of grey water recycling has been reviewed and rejected on the grounds of the risk of possible transmission of bacteria and the risk profile of the patients within the building. irrigation purposes. Waste Management 8.80 Disposal holding rooms will be located throughout the building which will enable the separation of waste streams so recyclable materials can be sorted from domestic, clinical and offensive waste. In addition, there will also be a series of external waste containers that will be used to separate electrical equipment for recycling. 8.81 Due to the nature of the development it will not possible to reuse or recover clinical or offensive waste generated from the development, which will have to be disposed of by specialist collection. 8.82 There is no real opportunity to reuse aggregates derived through the demolition of the existing buildings on the site as the main demolition will occur once the new building is complete. This will allow the hospital to continue providing healthcare services from the existing building during the construction phases The use of rainwater recycling is being considered for

49

which is a key clinical requirement. However, the intention will be to use recycled aggregates from other sources where possible. Noise 8.83 A Noise Impact Assessment has been carried out by Lee Cunningham Partnership and is submitted in support of this application. This report included a background noise survey to determine the lowest background noise level likely to occur during the new hospitals operating and delivery hours. The background noise level was used to set design limits for the plant and activity noise at the nearest residential properties at Granville Place. This concludes that with suitable mitigation measures, for example the erection of a timber acoustic screen along the eastern boundary and with limitations on plant noise, the proposed new hospital would comply with the British Standards in terms of noise impact. Air Pollution 8.84 The level of trips that will be generated as a result of the development is insignificant and will not materially affect local air quality. This has been discussed and agreed with the Councils Environmental Health Officer. Materials 8.85 Materials for the project will be specified using BRE Green Guide to Specification as a reference. Every effort will be made to specify materials which have a minimum A rating under the guide. No insulation materials containing substances known to contribute to ozone depletion or global warming will be used. The intention is for 60% - 80% of materials used to be Green Guide A rated. 8.86 The intention will be to use low emission finishes, construction materials, carpets and furnishings wherever practical. As a healthcare project, the building will already be required to meet guidelines set out in NHS guidance document HFN 30 Control of Infection which seeks to minimise the spread of infections through design.

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8.87

NHS Barnets building contractor will establish lists of local suppliers and materials available within the area. From this information a data base of locally available resources will be produced. The intention is that opportunities are given the opportunity to tender and supply materials for the project. monitored through the pre-contract and contract stages. This will be The Construction

Management Plan submitted as part of this application provides further details on contractual procedures in terms of sourcing local suppliers and materials.

Access, Permeability, Transport and Parking

8.88 National, regional and local guidance require that development proposals which have transport implications are supported by Transport Assessments and Travel Plans. This is also a requirement of the planning brief for the site. 8.89 A comprehensive Transport Assessment (TA) and associated Travel Plan has been prepared by Peter Brett Associates, which assess the transport implications of the scheme. This follows a methodology and structure set out in a scoping report agreed by the Council in November 2008, which included: Manual classified turning movement counts to establish traffic flows on the highway; Entry and exit counts to determine car park accumulation; Automatic traffic counts to provide trend information along Granville Road; Parking Beat & availability surveys in the local area to distinguish between residential and visitor parking; and Questionnaire surveys outside the main hospital to establish mode share of patients, visitors and staff to the hospital. 8.90 The Travel Plan sets out a number of measures that will be implemented to promote sustainable travel and encourage modal switch from the private car amongst patients, staff and visitors. 8.91 The TA concludes that, in overall terms, while the development is expected to increase the number of total trips to and from the hospital, improvements to the local area together with measures set out in the Travel Plan are expected to reduce the percentage of private vehicular trips and increase the percentage of journeys made by more sustainable modes of transport. In addition, the proposal

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will result in a reduction of vehicles travelling along Bow Lane due to the closure of the current vehicular access following the demolition of the existing hospital buildings and creation of new open space in phase two, thus improving the street environment and residential amenity along this route. 8.92 The analysis of the signalised junction between the High Road, Granville Road and Summers Lane showed that the junction is already over capacity. Although the number of vehicles moving through the junction will increase as a result of the development, this will only cause a minor impact in the performance of the junction during a very limited time during peak hour. The increase in queuing is unlikely to have any real effect on the highway network. 8.93 It is anticipated that the development will only result in a small number of additional trips through the network in peak period as a result of the new hospital and that the impact on local junctions will be insignificant. The section 106 heads of terms proposed by NHS Barnet include highways improvements to mitigate the identified potential impacts of the development on the junction (please refer to paragraph 8.139). 8.94 NHS Barnet are currently in discussions with TfL to investigate improvements to public transport facilities to and from the site. This includes the relocation of the bus stops at the junction of Granville/High Road closer to the proposed pedestrian entrance on the High Road. This would make public transport a more attractive transport option to the site as there would be a dedicated walkway from the bus stop to the hospital. In addition, NHS Barnet have been in discussions regarding the feasibility of extending the existing bus route into the site. Although this would marginally increase journey time, NHS Barnet have included bus access within the design of the scheme to enable this should it be required in the future. NHS Barnet has also suggested that the hospital is named on local bus routes and stops in order to increase awareness of the accessibility of the hospital by public transport. Car Parking 8.95 The TA identified that the number of vehicles associated with the hospital was greater than the number of allocated parking spaces. overspill parking onto surrounding residential streets. This has resulted in

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8.96

Parking surveys showed that there is a requirement for approximately 187 parking spaces under the current operation, which are provided via 112 vehicles parked on site in the 76 allocated spaces and 36 in non-allocated spaces at present, with the remaining 75 vehicles being parked in the surrounding streets.

8.97

It is proposed that 216 parking spaces are provided at the new hospital in order to accommodate existing and future demand of the anticipated daily profile of hospital. Of these spaces 8% will be disabled parking bays.

8.98

The increase in parking provision is required to take account of the services provided in the new hospital and to mitigate the level of on-street parking that currently occurs on the surrounding streets, which is a particular concern to local residents .

8.99

It is intended that the parking will be shared between hospital users and visitors who use the open space facilities that form part of the proposals. However, the TA concludes that that peak traffic movements associated with users of the hospital and those using the open spaces will be at different times. As such, the development should not result in congestion on the highway or overspill car parking.

8.100 The level of parking proposed will enable the hospital facility to function efficiently with minimal disruption to surrounding residential properties. This is in line with guidance within the Mayors Parking standards for London for retail, leisure, mixed use development and other (August 2002) which advises that car parking for C2 residential institutions (including hospitals) should be assessed on an individual basis as part of the TA process and recognises that many patients and visitors will be car dependent, as the very young and elderly form a large proportion of the patients profile. It also reflects advice set out in the planning brief which highlights at paragraph 5.23 that provision for car parking for any health use should be assessed on a case by case basis. 8.101 On-site cycle parking facilities will be provided in accordance with the London Plan and the Councils current standards at 1 space per 5 staff plus 1 space per 10 staff for visitors. This equates to 81 spaces. These will be in the form of covered Sheffield bike racks which can be securely locked. Cycle parking will be provided at the main entrance and to the rear of the building. Both locations are clearly identified from both entrances to increase security. A new pedestrian

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route from the hospital to High Road has been investigated. However, this is over third party land and is currently not feasible. 8.102 New and enhanced pedestrian and cycling access will increase the permeability of the site and encourage more sustainable modes of transport. Permeability of the site will also be greatly improved through the provision of pedestrian accesses on Bow Lane and by making the vast majority of the open space around the hospital publicly accessible. Construction Management 8.103 It is a key clinical requirement that the main hospital remains operational during the construction period and therefore only four small out buildings will be demolished as part of phase one to allow for a temporary construction road from Granville Road to the centre of the site. The remaining hospital buildings will be demolished (with the exception of Bullimore House) as part of phase two. This land will then be used for the creation of new public open space. 8.104 A Construction Management Statement has been produced by Galliford Try and is submitted as part of this application. This sets out how it is proposed that the construction works will be phased and how the site will be managed to ensure that works are carried out in a safe and considerate manner. Indeed, Galliford Try is an Associate Member of the Considerate Constructors Schemes and has won several Gold and Bronze awards in recent years. 8.105 Further details of the proposed phasing are also contained within the Design & Access Statement.

Design and Amenity

8.106 National guidance in PPS1, the London Plan and Barnets UDP emphasise the importance of achieving high quality design. 8.107 The development comprises of a 3 storey and part lower ground community hospital set within landscaped grounds. A one storey energy centre is also proposed this will sit immediately to the south east of the new hospital. NHS Barnets vision for the site is to create a health campus whereby opportunities to integrate the hospital with outside spaces are used effectively to promote the

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health benefits associated with open spaces. This also follows consultation with a wide range of key stakeholders, including two presentations to and input from the Design Review Panel (Department of Health Review of large healthcare schemes with members of Commission for Architecture and the Built Environment (CABE) and NHS Estates). 8.108 Careful consideration also went into the site selection and options appraisal for the redevelopment of the existing hospital by NHS Barnet. Further details are contained within NHS Barnets Statement of Clinical Services/Facilities. Layout 8.109 The new hospital building will be located just east of the centre of the site to maximise the separation distance between the hospital and neighbouring residential properties. A minimum separation distance of some 28 metres is maintained between the eastern boundary and the hospital buildings, to ensure sufficient protection of the amenity of current occupiers in neighbouring properties at Granville Place, which front onto High Road. The location of the hospital building in this part of the site also ensures that its impact on other neighbouring residential properties on Bow Lane and Granville Road is minimised. 8.110 The one storey energy centre is also proposed this will sit immediately to the south east of the new hospital. This is a discrete location where it will have minimal visual impact on both the hospital user and the surrounding residential properties. 8.111 The siting of the buildings will ensure that the hospital is away from the public highway and traffic noise in order to create a more tranquil environment for patients, staff and visitors. The location of the hospital in this part of the site also enables the existing hospital to remain operational while the new hospital is built. This will ensure that patients and staff do not suffer from unnecessary disruption during the construction, which is a key clinical requirement. 8.112 The location of the hospital also takes advantage of the topography of the site, which has enabled the building to incorporate a lower ground floor. This will act to minimise the impact of the building on neighbouring development by limiting the building to part 2, part 3 storeys (plus a part lower ground floor) whilst ensuring that clinical requirements could be met.

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8.113 The layout of the hospital building itself is designed to enable maximum flexibility and adaptability. Space for primary care services are located around the perimeter of the ground floor and inpatient bedrooms around the perimeter of the first floor. This will ensure that the occupied space benefits from natural light, views and ventilation. Offices and staff accommodation is provided at second floor level and ancillary space at lower ground level. 8.114 The main waiting areas centrally located within the building are designed to accommodate a variety of activities and there is the potential for these to be used by the community out of hospital hours. These shared spaces also have good natural light via roof lights and adjacent courtyards. To further encourage the use of the building with the wider community it is proposed that activity spaces, caf and changing facilities associated with the gym and open spaces are shared between hospital users and the wider community. For this reason these facilities have been located close to the ward entrance. 8.115 The hospital will be surrounded by landscaped open space which will provide a therapeutic environment for patients, staff and visitors. The open spaces will also provide a pleasant visual amenity for surrounding occupiers as it will bound the surrounding residential streets, as well as providing the community with a number of outdoor spaces that can be used for a variety of active and passive recreation pursuits. 8.116 The vehicular access point to the new hospital is from Granville Road as anticipated by the Councils planning brief. This provides access to the car park, a drop off point at the front of the hospital and a service road which runs along the eastern boundary. The service road will lead to two separate entrances at the rear of the building, the first to be used for ambulance arrivals and the second to be used for deliveries. A waste compound will also be located at the end of the service road. 8.117 A temporary access point will be provided from Granville Road for the construction of the new hospital. The existing vehicular access point will then be used for a temporary vehicular construction route as part of phase two where the existing hospital buildings are demolished. Following this, the current Bow Lane vehicular access will be closed off; improving the street environment and residential amenity along this route.

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8.118 Three dedicated access routes will be provided for pedestrians and cyclists; two along Bow Road and one from Granville Road. These will provide easy access to the hospital facilities and the open spaces. 8.119 The provision of separate vehicular access and pedestrian/cycle access routes will significantly improve the permeability of the site and ensure the safety of those using the site. Scale and Massing 8.120 The surrounding building type ranges from 2 storey residential dwellings on Bow Lane and Granville Road to 4 storey flatted buildings fronting on to the High Road. 8.121 The new hospital has been designed to function well as a key primary care facility whilst ensuring that the building is appropriate to local context and makes a positive contribution to the character of the area. The massing of the building has been carefully balanced to ensure that it is fitting of a landmark healthcare building but also conveys a human scale, which is approachable and welcoming. The building is part 2, part 3 storeys in height (plus part lower ground floor). This reflects the scale of many of the residential properties in this location and will ensure that it will not dominate its surroundings. The energy centre is a one storey building which will sit immediately to the south east of the new hospital. 8.122 The topography of the site was taken into account when siting the hospital to enable the incorporation of a lower ground floor, which acts to minimise the impact of the building on neighbouring development by limiting the number of storeys whilst still ensuring that clinical requirements can be met. Safety and Security 8.123 The design process has involved incorporating a number of practical design solutions to reduce the occurrence of crime by providing a safe and secure environment. Currently the majority of the site comprises unused space, which could encourage crime and anti-social behaviour. The positive and efficient use of this space through the creation of a new hospital facility and a series of publicly accessible open space will act to create a safe and pleasant environment that

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can be enjoyed by patients, staff, visitors and the wider community.

The

development will create clearly defined boundaries and the shared use of parts of the buildings and space by the public will establish a responsibility and ownership for the site, thereby reducing the opportunity for anti social behaviour. 8.124 The location of the hospital in the centre of the site and the location of residential properties around its perimeter will provide a good level of natural surveillance on all parts of the site. Appropriate lighting will be provided along key routes within the site to further enable natural surveillance and avoid any dark, uninviting areas. 8.125 The provision of clear and direct pedestrian and cycle routes will make it easier for users to navigate around the site, whilst the presence of clear signage will make people feel safer when accessing the site via public transport. 8.126 The Secure by Design (SBD) liaison officer for Barnet has been involved during the design process to advise on the criteria as set out in SBD Hospitals guidance. Further details are included in the Design & Access Statement. Inclusive Design 8.127 One of the failings of the existing hospital is with regard to DDA compliance. Due to the nature of the development, it is fundamental that inclusive design is incorporated within the new hospital and associated facilities. The Design & Access Statement submitted as part of the planning application details how the development will incorporate measures to ensure suitable access for people with disabilities or those who are mobility impaired. Daylight, Sunlight and Overshadowing 8.128 A Daylight, Sunlight and Overshadowing Assessment has been produced by Savills and has been submitted as part of the planning application (refer to appendix 3 of this planning statement). This evaluated the daylight and sunlight to new buildings, existing buildings and amenity areas with consideration to the criteria outlined in BRE Guidelines. The assessment concludes that the proposal reacts well to the neighbouring properties and that the footprint of the hospital building is sufficiently distant from neighbouring residences to ensure that there are no material impacts in respect of daylight, sunlight or overshadowing.

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Privacy and Outlook 8.129 The position and design of the new hospital also ensures the protection of the privacy and outlook of neighbouring residential properties. The nearest properties to the hospital are the flatted development at Granville Place which front High Road and backs onto the site. The siting of the new hospital takes advantage of changes in levels so that the hospital is low enough that it will not present overlooking issues. Planting along the eastern boundary of the site along with an acoustic timber fence will screen the hospital from neighbouring development. In addition, the implementation of the comprehensive landscaping strategy will create a pleasant environment to ensure a good outlook for residents in the surrounding area as well as patients within the hospital building.

Floor Risk and Drainage

8.130 PPS25 (Flood Risk) requires that developers undertake a Flood Risk Assessment (FRA) to demonstrate; whether a proposed development is likely to be affected by current or future flooding; the development is safe and where possible reduced flood risk; whether it will increase flood risk; and the measures proposed to deal with these effects and risk. In addition, PPS25 provides that sustainable urban drainage systems (SUDS) should be incorporated to reduce flood risk and flood resilience measures should be incorporated. A FRA has been prepared by Thomasons and submitted as part of this application. 8.131 The Environment Agencys flood zone classification identifies this site within Flood Zone 1 and therefore the site is not considered to be at risk from fluvial or tidal flooding and is deemed to have passed the Sequential Test. 8.132 The FRA states that the geology on site indicates that the possibility of ground water flooding is low. In addition, the Strategic Flood Risk Assessment (SFRA) for Barnet confirms that the risk from ground water flooding in the borough is low. 8.133 There are limitations for adopting SUDS due to the soil strata present on site, classified as Boulder Clay. Indeed, the infiltration tests carried out on site confirmed that there was no infiltration into the soil. Therefore, attenuation and flow restriction devices will be used to achieve the required run-off rates.

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8.134 A preliminary surface water drainage strategy has been developed.

This

anticipates that a new surface water connection will be made to the existing sewer in High Road. Wherever feasible the surface water drainage scheme will drain under gravity, although the FRA highlights that it appears likely that a pumped surface water system will be required for the new development (with the exception of the car parking) due to the topographical constraints of the site. The possibility of laying a private drain adjacent to the lodge from the south east corner of the site to High Road is also being explored currently, subject to feasibility. 8.135 It is anticipated that a detailed drainage strategy will be developed in due course and can be secured by an appropriately worded planning condition. 8.136 The FRA concludes that the surface water drainage strategy will ensure that no flooding occurs on site for the 1:30 year event inclusive of climate change, and that any flooding resulting from the 1:100 year event inclusive of climate change will be maintained within the site boundaries so as not to affect flood risk external to the site.

Archaeology
8.137 A desk top archaeological evaluation of the site has been carried out by LP Archaeology and is submitted as part of this application. This assessed the potential archaeology on the site and the impact of the proposed development. The site is not in an area of Special Archaeological Significance, it is not in a conservation area and there are no listed buildings on the site. The assessment has established that the site has low archaeology potential. It is anticipated that any additional archaeological evaluation work would be dealt with via a suitable worded planning condition should this be necessary.

Section 106
8.138 NHS Barnet have started a dialogue with the Council to establish the potential section 106 contributions that will be required, taking into account the Councils Planning Obligations Framework SPD, the nature of the development and the number of benefits provided by the development. The following heads of terms may be included within a section 106 agreement:

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A contribution towards highway improvements; A contribution towards public transport improvements; A contribution towards training; A contribution towards public art; and A contribution towards monitoring of section 106.

8.139 This reflects in-kind contributions comprising on site provision of health facilities, public open space, facilities promoting community activity and social cohesion. The draft heads of terms forms part of the planning application for this site. 8.140 NHS Barnet would welcome continued discussions with the Council regarding proposed heads of terms.

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9.
9.1

Summary and Conclusions

There is a clear and compelling need for the redevelopment of Finchley Memorial Hospital with existing buildings been developed in a very piecemeal fashion to accommodate growing demands on its services over a long period of time. It suffers from a number of issues ranging from not meeting Disability Discrimination Act (DDA) access requirements or being able to offer modern standards of privacy and dignity due to poor layout; thus resulting in poor clinical functionality. The existing hospital is therefore no longer fit for purpose and a new, modern facility is essential to help NHS Barnet deliver its services efficiently and effectively to people in Barnet and improve patient care.

9.2

An important part of the proposal is the construction of a new larger, modern hospital in a more central location within the site. This will allow the new hospital to be constructed while the existing hospital remains operational with as minimal disruption as possible this is a key clinical requirement.

9.3

Only four small out buildings will be demolished as part of phase one to allow for a temporary construction road from Granville Road to the centre of the site. The remaining hospital buildings will be demolished (with the exception of Bullimore House) as part of phase two. This land will then be used for the creation of new public open space.

9.4

Another important benefit of siting the hospital in this location is in meeting NHS Barnets vision of a health campus, whereby a number of complementary facilities and spaces, in addition to primary health care would promote healthy wellbeing and health activities. An important aim of the proposals is for the new building to link with the variety of new publicly accessible open/recreational spaces being proposed with a range of activities this will be a significant improvement on the existing situation as the former Bow Lane playing fields have not been used or been publically accessible for approximately 15 years.

9.5

A key component of the landscaping stems from the health campus vision. Care has also been taken to ensure the landscaping improves the ecological value of the site, whilst creating spaces for people to enjoy. The greenness of the open space will be maintained and predominantly native species will be used. Wildlife meadows are also proposed along the perimeter of the site, to enrich biodiversity.

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In addition, the incorporation of a green roof on the energy centre will act to attract wildlife, as well as having other sustainability benefits. 9.6 The creation of a sustainable building, which is not only energy efficient, but also one based on the concepts of flexibility and adaptability to ensure that the building functions effectively in the short, medium and long term and is able to adapt to changes over time was an important part of the design rationale. A new energy centre is also included as part of the proposals. The project is part of the Sustainable Healthcare Network (SHINE) exemplar scheme while the scheme will be assessed using the BREEAM for healthcare toolkit and NHS Barnet is committed to achieving an excellent rating under this scheme. Furthermore, NHS Barnet is committed to meeting the Mayors expectations of achieving a reduction in carbon emissions of 20%. 9.7 It is acknowledged that the current car parking at the hospital is inadequate and this results in overspill onto surrounding roads Additional car parking is proposed on site to address this issue. Whilst it is anticipated in overall terms that the development will increase the number of trips to and from the hospital, improvements to the local area together with measures set out in the Travel Plan are expected to reduce the percentage of private vehicular trips and increase the percentage of journeys made by more sustainable modes of transport. 9.8 New and enhanced pedestrian and cycling access will increase the permeability of the site and encourage more sustainable modes of transport. Permeability of the site will also be greatly improved through the provision of pedestrian accesses on Bow Lane and by making the open space around the hospital publicly accessible. 9.9 The principle of the proposals is supported in policy terms through the Councils adopted planning brief for Finchley Memorial Hospital and the former Bow Lane playing fields and follows extensive consultation with relevant statutory bodies, key stakeholders and the wider community. The proposals will create a much needed modern hospital, set in publically accessible open/recreational space which will bring substantial benefits to patients, visitors, staff and the local community.

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