Douglas Bader Park

Douglas Bader Park is a Home Group estate made up of 271 affordable homes in Colindale. In April 2016, we carried out a full assessment and found that homes fell short of our expected standards. Three options were considered (on-going maintenance, partial regeneration and total renewal) and, after investigation, it was concluded that a comprehensive regeneration of the entire estate would be the best long-term approach for our residents.

Estate regeneration will ensure residents who would like to stay on the estate can return to a new, high-quality home. We will also provide a mix of homes that reflect the broad range of local housing needs to create a balanced community.

Keeping our residents involved in the future of Douglas Bader Park is central to our approach. In May 2019, residents had their chance to have their say in an independent ballot and voted in favour of the regeneration of their estate.

We asked the question:  “Are you in favour of the proposal for the regeneration of Douglas Bader Park?”

Yes 75.4%
No 24.6%
Turnout: 90.5%

In September 2021, we received planning permission from Barnet Council for the regeneration plans.

We know our residents have found the length of time to progress this frustrating, but we couldn’t do anything without your YES vote at the ballot and planning approval from Barnet Council.

We invited you to share your views on the phase three regeneration of Douglas Bader Park (DBP) in October 2025.

Updates to fire requirements, particularly to blocks above 18m, has meant that a wholesale review has been required to the floor plans and cores resulting in changes to efficiencies and the addition of an additional stair core.

This is part of ongoing efforts to make them safer places to live, and it means Home Group and Hill need to accommodate a second staircase in some of the new blocks of flats to be built in phase three of the estate regeneration.

Meeting these requirements means that we needed to revisit the masterplan and submit an updated planning application for phase three. As a result, we held a public consultation on October 22nd and 23rd 2025 to talk to you about some changes to the design, including adding additional height in some locations, and increasing the number of homes provided, including additional affordable homes to be delivered in phase two whilst maintaining the design quality of the original proposals.

• In our proposals, the overall number of homes is increasing from 753 to 792. This is an uplift of 39 homes from the consented masterplan
• There is also an increase in affordable homes proposed. There were 272 (36%) in the consented masterplan and we are now proposing 398 (50%) which is an increase of 126 affordable homes
• These changes are made to offset the additional cost due to the change in building regulations
• The original vision for the masterplan, developed with and supported by the community remains unchanged, with character areas and open space all unaffected by these changes
• Some height changes are proposed to accommodate the need for additional lifts and stair cores and additional homes in some blocks
• The changes in height range from one to three storeys affecting four blocks which exceed the 18m threshold
• In areas where additional height to buildings is being proposed, open space is being expanded and improved

More information on our proposals.