Barnet Council’s rejected High Barnet flats face faster approval under new planning rules
Housing Secretary Angela Rayner’s ‘default yes’ policy near transport hubs could override local objections to schemes like the 283-home car park plan
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Residents near High Barnet Underground Station may see the 283-flat scheme approved faster under new planning rules announced by Housing Secretary Angela Rayner. The policy, part of the updated National Planning Policy Framework (NPPF), requires councils to adopt a ‘default yes’ approach to housing developments within a 10-minute walk of well-connected transport hubs.
Barnet Council rejected the High Barnet proposal in December 2025, citing excessive height and harm to local character. The decision was later overturned by the Mayor of London after a call-in. Under the new rules, such schemes would face fewer hurdles at the local planning committee stage, reducing delays for developers.
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What the new rules mean for Barnet
The policy shift targets areas like High Barnet, where previous objections centred on density and heritage concerns. Councils must now prioritise housing delivery near transport links unless they can provide strong evidence against a proposal. This could accelerate approvals for similar schemes across the borough, particularly near Tube and rail stations.
Rayner said the changes would help address housing shortages by enabling people to live closer to work and services. "By unlocking thousands of homes around well-connected transport hubs, we’re helping people live closer to work, school and the services they rely on," she said, as reported by the *Evening Standard*.
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Green belt and pub protections
The new rules also ease restrictions on green belt development but impose conditions. Schemes must include higher ratios of affordable housing, new green spaces, and improved infrastructure. Hillingdon Council leader Steve Tuckwell criticised plans for 14,000 homes on greenfield land as ‘wholly disproportionate’, as reported by the *Evening Standard*.
Pubs will receive stronger protections under the updated NPPF. Developers must now prove a venue has been marketed for at least a year before converting it to housing or offices. The Railway Tavern in Bethnal Green, previously rejected for conversion in 2019, exemplifies the new safeguards. Tower Hamlets Council approved its conversion to flats in January 2025, but only after the pub had been vacant since 2014.
What happens next
The updated NPPF will take effect once formally adopted, expected within weeks. Barnet Council will need to align its local planning policies with the new guidance. Residents can submit comments during the public consultation phase of the NPPF, details of which will be published on the government’s planning portal.
For schemes like the High Barnet flats, the new rules could mean faster approvals at the local level, reducing the likelihood of mayoral call-ins. Developers may also face fewer challenges when proposing high-density housing near transport hubs, provided they meet the new criteria for affordable housing and infrastructure.
Questions this report answers
+What does the ‘default yes’ policy mean for High Barnet?
The policy requires Barnet Council to approve housing developments within a 10-minute walk of transport hubs unless strong evidence justifies refusal. This could speed up approval for schemes like the 283 flats at High Barnet Underground Station, which the council previously rejected.
+How will the new rules protect pubs?
Developers must now prove a pub has been marketed for at least a year before converting it to housing or offices. This aims to reduce closures, like the Railway Tavern in Bethnal Green, which was vacant for over a decade before its conversion was approved in 2025.
+Can green belt land still be developed under the new rules?
Yes, but schemes must include higher ratios of affordable housing, new green spaces, and improved infrastructure. Hillingdon Council has criticised plans for 14,000 homes on greenfield land as disproportionate, highlighting local opposition.
+What happens next for Barnet Council?
Barnet Council must align its local planning policies with the updated NPPF, expected to take effect within weeks. Residents can submit comments during the public consultation phase, details of which will be published on the government’s planning portal.
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