Notes from Public Meeting at the Highgate Society

Notes from Public Meeting at the Highgate Society

8 September 2010

The meeting was called to order by the Highgate Society Chair, Catherine Budgett-Meakin, who welcomed the 120 people (approx.) attending. She handed over to Gordon Forbes of the HS Environment Committee. He explained that the meeting had been called to discuss the application for change of use from “open land/nursery” to “private residential” with a proposal to build 3 large luxury houses on the site currently occupied by the Highgate Garden Centre. He explained that this site and those surrounding it comprise an area known as the Highgate Bowl which has been in agricultural use since records were first kept. Before the Garden Centre there was a market garden run by Mr. Samuel Andrews and Mr. Bates, that closed down 50 years ago. He noted that there had been many unsuccessful planning applications in the bowl in recent memory and that the Harington Scheme has occupied one area of the bowl for more than 30 years, training handicapped adults in gardening.

He also pointed out that, if the change of use were granted, the proposed scheme might change

from the present one.

He asked whether representatives of the residents associations immediately affected and from the High St Traders were present. Hands were raised in response to all these. He noted that a representative of Highgate School was present, as well as the local Haringey Councillors. However, no one was present from Haringey Council planning department although they had been invited.

He read out a letter that Lynn Featherstone, M.P. has written to the planning department asking that they refuse the change of use application.

Gordon Forbes asked for a show of hands to indicate that the meeting felt that this land should remain open land. The meeting overwhelmingly agreed that it should.

Then questions were invited from the audience.

Member of the Audience - Is it really open land? Can I wander around it now?

G.F. - Yes, as it is a business open to the public, at the moment it is open for the public to wander during business hours.

Member of the Audience - Who owns the property?

G.F. -We are not sure. Apparently it belongs to Capital Gardens, but it's clear whether by leasehold or freehold. The planning application has been made by a company called R and D Developments.

Member of the Audience - How much of the land would be occupied by the houses?

G.F. The current application would divide the garden centre plot between the three houses, giving each a garden, garage etc. The plans are available on the Haringey web-site.

At this point, Gordon Forbes showed a map pointing out which part is the subject of the current change of use application, and indicated the access road which is down Townsend's Yard, a one carriageway rough track. He also referred to a document which Haringey had produced a few years ago which described the importance of the bowl. However this document is not included in the current Unitary Development Plan (UDP).

Member of the Audience -Does Capital Gardens have a plan B?

G.F. - We don't know. They say that the land is not suitable for the current purpose, and that the difficulties of advertising its present make it impossible to conduct business.

Mr. Crisp – I suggest that the Highgate Society refer to this application as “destruction of amenity” rather than “development”.

Ms. Dalglish – Capital Gardens has six sites. What plans do they have for the others?

Cllr. Hare – They have applied to expand the buildings on their site at Alexandra Palace.

Mr. Lindell – What plans are there for lighting of the proposed houses, and protection of trees?

G.F. - These details can be seen on the planning application.

Ms. Hazeldine – The access road (Townsend's Yard) is narrow and difficult to get in and out of from the High Street.

Ms. De Sweit – Those considerations did not cause Haringey to disallow the development in Tile Kiln Lane and behind the Wren View flats in Hornsey Lane. It is not enough to say to Haringey that we want the land left alone. We must come up with creative solutions for the use of the land.

Mr. Taylor – We need to be considering ways to grow more food in the city. This is a good opportunity.

Mr. Howard – Is there room for a fire engine to go down Townsend's Yard?

G.F. - Yes there is.

Member of the Audience - We need creative alternative uses, what about allotments? (this suggestion received general support)

Member of the Audience - I live in Cholmley Crescent adjoining the site. We already get flooding from the garden centre. Building houses would make it worse.

Ms. Hodge – The Harington Scheme is threatened by this scheme. We must get Haringey to consider the Highgate Bowl as a whole.

Mr. Hammerson – Years ago an inspector described the bowl as an area of “national importance”. Haringey had promised to do a planning brief for the whole bowl, which they haven't done. The Haringey Development Plan notes the “lack of open space in Highgate.”

Ms. Jones – I live in Dukes Head Yard. We must take a holistic approach. It is important protect the trees and this natural area.

Member of the Audience -How much is the land worth?

G.F. - It depends on whether change of use is granted. Capital Gardens say that they have tried to sell the land as a garden centre or nursery, but have failed to find a buyer.

Mr. Baker - Capital Gardens show all their properties to be valued at 900,000.

Mr. Underhill - (local estate agent) These homes if built would sell for 5-10 million. And the rest of the bowl would immediately be the subject of planning applications. Without planning permission the value would be much less and it might be possible for local individuals to purchase small areas of of the land making future applications impossible as has been done near Heathrow.

Ms. Morgan – It is vital that everyone here write to Haringey or object to the application on the Haringey web-site and write to the local newspapers.

Mr. Baker – The Harington Scheme would welcome the opportunity to expand into part of the garden centre land if this could be made possible.

Mr. Benton – When the Harington Scheme was founded, Dame Geraldine Aves, and others came together with the Highgate Society to come up with an excellent use for the land. That's what we need to do again.

Member of the Audience -I suggest that the names of everyone present tonight be sent to Haringey saying that we are all opposed to the application. And that a sub-committee be formed to look at alternative uses for the land.

Mr. Betham – I represent the Better Archway Forum who support the objections to the application. All parts of the bowl must be considered as a whole. Any application in a conservation area must enhance the area. The building which was allowed for the Harinton Scheme was granted permission because it “serves the open land.”

Member of the Audience - allotments or a community garden or orchard such as are being proposed all over London would be the best use.

Ms Morgan – Write to Haringey to object to the proposed change of use from open land to private residential use, go to Haringey's website at www.haringey.gov.uk, choose “house and planning,” go to the applications search; key in the application number HGY/2010/1503 and follow the instructions to view the application documents and drawings. You can make comments there.

If you prefer to write a letter, address it to:

The Director of Planning & Regeneration

639 High Road,

Tottenham London N17 8BD

State the application reference HGY/2010/1503 on you letter, and that it refers to the Southwood Nurseries land in the Highgate Bowl. Send a duplicate copy of your letter marked for the attention of the case officer, Mr. Matthew Gunning.

Cllr. Hare: It is by no means clear that Haringey will approve this application. The most important thing is to get them to delay a decision until they can clarify the planning policy with respect to the whole area of the Highgate Bowl. At the planning meeting it will be very important to prepare the statements made on behalf of the local community.

Catherine Budgett-Meakin closed the meeting, thanking everyone for their attendance and encouraging them to volunteer to help develop ideas for alternative uses for the land.

(The above notes are not a verbatim record, but attempt to recall the substance of what was said. I have used the names of speakers where they were announced or known to me. I apologize for errors. C. Nolan)