North Circular Area Action Plan

Home , Arnos Grove, Edgware bus station, New Southgate, North Circular Road, Picketts Lock

Proposed Submission Draft

Part of Enfield’s Local Plan

February 2013

www.enfield.gov.uk

CONTENTS

1 INTRODUCTION AND CONTEXT 7 5 INFRASTRUCTURE PRIORITIES AND DELIVERY MECHANISMS 95 1.1 Introduction 7 5.1 Introduction 95 1.2 Context 11 5.2 Phasing plan 95 5.3 Key infrastructure requirements 95 2 THE NORTH CIRCULAR – VISION AND SPATIAL STRATEGY 17 5.4 Next steps 100 2.1 Introduction 17 2.2 Objectives 17

3 OUR APPROACH – BUILDING FOR SUSTAINABLE NEIGHBOURHOODS 23 3.1 Introduction 23 3.2 What makes for sustainable neighbourhoods? 23 3.3 Community infrastructure 30 3.4 A design-led approach 33 3.5 Connecting the north circular 35 3.6 Greening the north circular 37

4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES 43 4.1 Introduction 43 4.2 Urban analysis 43 4.3 The three neighbourhood places 47 4.4 Neighbourhood place 1 - Arnos Grove and New Southgate 51 4.5 Neighbourhood place 2 – Bowes Road 61 4.6 Neighbourhood place 3 – Green Lanes 77

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 3

CORE STRATEGY

SITES SCHEDULE POLICIES MAP

NEW SOUTHGATE DEVELOPMENT MANAGEMENT MASTER PLAN NORTH CIRCULAR AREA ACTION PLAN SOUTHGATE TOWN ENFIELD DESIGN GUIDE HALL THIS DOCUMENT

NORTH LONDON WASTE PLAN NORTHEAST ENFILED AREA PONDERS END ACTION PLAN PLANNING BRIEFS

SECTION 106 MERIDIAN WATER MASTER PLAN COMMUNITY INFRASTRUCTURE LEVY CENTRAL LEESIDE AREA ACTION EDMONTON ECO-PARK PLAN PLANNING BRIEF COMMUNITY INFRASTRUCTURE LEVY EDMONTON GREEN PICKETTS LOCK MASTERPLAN PLANNING BRIEF

ENFIELD TOWN AREA ACTION PLAN

CREWS HILL AREA ACTION Development Plan PLAN Documents Supplementary Planning Documents HERTFORD ROAD AREA ACTION PLAN Other Local Pland Documents A10 CORRIDOR PLANNING BRIEF

Enﬁ eld Local Plan - relationship of key component documents

6 1 INTRODUCTION AND CONTEXT

1.1 INTRODUCTION

What is this document for? • Protect areas sensitive to change on a number of other relevant initiatives • Resolve conflicting objectives in an area to being progressed, work recommenced on the The preparation of a North Circular Area Action development pressures, and preparation of the NCAAP last year culminating Plan (NCAAP) has been a longstanding Council • Provide robust policies to help ensure that future in the publication of the “Towards the Pre- commitment as confirmed in the Enfield Core development and investment meets the needs of Submission Stage” document in November 2011. Strategy 2010. The NCAAP is being prepared as existing and new communities. an integral part of the statutory development plan How have we worked with the Community? for Enfield Council. The NCAAP provides a more detailed and Consultation on this document took place area-specific planning policy and development The North Circular area is facing a period of between November 2011 and February 2012 framework for this part of the borough. New significant change. The redevelopment of and the comments and representations received development proposals coming forward within the Ladderswood Estate, the environmental during this most recent consultation stage, the AAP area will be expected to accord with improvements to the A406 corridor and the together with those that have preceded it, the policies and proposals contained within regeneration of long neglected parcels of have informed the preparation of this proposed the NCAAP unless other material planning land along this corridor are all progressing submission version of the AAP. considerations indicate otherwise. independently. The NCAAP will play an important role in coordinating this period of There is general consensus from stakeholders, How did we reach this point? significant change and investment. local businesses and the community that the The NCAAP provides the opportunity area is in need of attention and generally the The NCAAP will form part of the statutory to establish a coordinated planning and vision for NCAAP was positively received. Local Plan for Enfield, sitting alongside the development framework for the area and has Local residents and businesses have and are adopted Core Strategy, emerging Development been prepared in consultation with local continuing to see visible changes and both Management Document and other Area Action residents, businesses and other relevant groups are keen to be engaged in the changes Plans being prepared for Enfield’s strategic stakeholders including Transport for London, happening within their community. In total growth and regeneration areas. The NCAAP neighbouring boroughs, Enfield’s South West 70 responses via direct emails, questionnaires should be read alongside the Core Strategy and Area Partnership and key private sector and letters were received with a further 281 Development Management Document, and is not investors, notably Notting Hill Housing Trust and responses received via the Council’s online intended to duplicate either. Mulalley / One Housing Group. questionnaire.

Area Action Plans are statutory planning Preparation of the NCAAP commenced in 2007 The key issues arising from this consultation documents that are specifically designed to: and a Preferred Options version of the NCAAP include the following: was consulted upon in May 2008. On the advice • Stimulate regeneration or enhancement; of the then Government Office for London, the • There was a general feeling of concern over • Guide both public and private investment that preparation of the AAP was halted to enable the NCAAP's housing growth strategy and its will see significant change for communities the Council to progress its Core Strategy. With housing target of 1300-1500 new homes, which within a specific area; the Core Strategy now adopted and progress

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 7 OAKLEIGH ROAD SOUTH

WATERFALL ROAD

BOWES ROAD GREEN LANES GREEN NORTH CIRCULAR STATION ROAD (A406) NORTH CIRCULAR ROAD (A406) ROAD (A406)

ROAD

NORTH CIRCULAR

BOUNDS GREEN

ROAD GREEN LANES

Fig 1. Plan showing the revised AAP boundary and excluded area © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

AAP boundary

Area excluded from the AAP

8 1 INTRODUCTION AND CONTEXT

would have to be accommodated in an area bring to the area would only serve to contradict and Barnet, Enfield’s South West Area already congested by traffic and constrained by NCAAP proposals was strongly voiced through Partnership and key private sector investors, the capacity of the North Circular Road (NCR). this public consultation, and there was a strong notably Notting Hill Housing Trust and Mulalley • There was general agreement with the view that feeling that the NCAAP document should be / One Housing Group. the area's image of the is one of being run down, addressing the draft proposals. dominated by the A406, congested by traffic, • The completed highway and safety improvement The South West Area Partnership has been polluted, and in need of long over due investment works undertaken by Transport for London (TfL) especially instrumental, bringing together and regeneration. drew criticism from residents and businesses, and co-ordinating local people and partner • The capacity of existing and the ability to with businesses, especially those within Ritz organisations to help make positive changes in provide new community infrastructure, such as Parade, stating that the loss of parking spaces the area. school places and health provision, was heavily and new restrictions have negatively impacted questioned. on commercial activity along this stretch of the What area does the AAP cover? • The local community expressed strong NCR, and feeling that they have had to endure The NCAAP covers the area between New sensitivities around some of the early the impact of the works as well as an ongoing Southgate on the west and the start of the redevelopments proposals along the NCR corridor commercial disadvantageous end result. Great Cambridge Road approach to the east and there were strong concerns around density, incorporating established residential areas of backland development, parking, impact on traffic, How have we worked with our neighbours New Southgate, Arnos Grove, Bounds Green, and height of future development proposals. and partners? Bowes and the southern end of Palmers Green. • Some respondents, principally north of The Council has worked closely with its The area is traversed along its length by the Broomfield School, felt their neighbourhood did neighbours to ensure that the strategic and A406 North Circular Road. A length of Pymmes not identify with any of the three Neighbourhood cross-boundary implications of the NCAAP have Brook, a minor tributary of the Lea River, forms Places expressed in the Towards Pre-submission been carefully investigated and that this process part of the area’s northern boundary and the document. has fed into the preparation of the plan. The 2011 New River also passes north-south across • Residents and businesses felt there is a pressing Localism Act sets out a ‘duty to co-operate’, the area. need for the creation of a greener and more which requires such a process. pleasant the environment along the NCR to try The AAP boundary has been revised as a and counter the traffic, noise and air pollution. Those partner organisations that are result of comments made at the last round • The current conditions of historical local assets instrumental to the delivery of the NCAAP have of consultation. The established residential Truro House and Broomfield House were also been involved throughout its preparation. area between Pymmes Brook on the northern highlighted as a concern amongst residents. boundary of Broomfield Secondary School and • The view that the potential proposed waste The Council’s partners in the preparation of Broomfield Park has been removed. There were management facility at Pinkham Way and the the NCAAP include Transport for London, no site specific proposals within this area. additional traffic impact and pollution it would neighbouring boroughs, in particular Haringey

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 9 Fig 2. The Enﬁ eld Spatial Strategy (Enﬁ eld Core Strategy, 2010)

10 1 INTRODUCTION AND CONTEXT

1.2 CONTEXT

THE NATIONAL, REGIONAL AND The Enﬁ eld Plan road improvements and through the renewal LOCAL POLICY CONTEXT of the Ladderswood Estate and the New The NCAAP will be a formal component of the Southgate area”. National Planning Policy Framework (NPPF) statutory development plan and in doing so will sit alongside the Enfield Core Strategy which The Government published its National Planning There are a number of key policies contained was adopted in November 2010. The Core Policy Framework (NPPF) in March 2012. The with the Core Strategy which are central to the Strategy, prepared in conformity with the London NPPF replaced the previous Planning Policy policy framework for this AAP, as follows: Plan, sets out a spatial planning framework Guidance Notes and Statements under which for the long term development of the Borough previous draft versions of the NCAAP were Core Policy 1; Strategic Growth Areas, identifies for the next 15 to 20 years. It is a strategic prepared. the areas around the North Circular Road and document providing the broad strategy for the New Southgate as an area of focused growth and scale and distribution of development and the The NPPF provides the framework within which housing led regeneration. Core Policy 2; Housing provision of supporting infrastructure, ensuring local people and their Local Planning Authorities supply and location on new homes outlines the that investment decisions are not made in can produce local and neighbourhood plans projected supply of housing within the AAP isolation but are properly coordinated to ensure which reflect the needs and priorities of their area, with approximately 500 dwellings being development is sustainable. It contains core communities. identified for each of the Plan’s 5 year phases of policies for delivering the spatial vision, guiding development. patterns of development and is supported by The Draft North Circular Area Action Plan is other development plan documents within the consistent with the NPPF. Alongside Enfield’s Core Policy 44; North Circular Area deals Local Plan such as this and other area action Core Strategy, it contributes towards the specifically with the North Circular Area and plans and a joint North London Waste Plan. implementation of the adopted spatial strategy confirms that the indicative housing delivery for the Borough. With New Southgate being a target of up to 2,000 within the NCAAP over The Core Strategy has 10 strategic objectives, Regeneration Area it also plays a significant role the plan period to 2026 may change as the all of which are relevant to this AAP. However, in the delivery of the Borough’s regeneration NCAAP and the New Southgate SPD evolve. The Strategic Objectives 1 relating to enabling and objectives. policy confirms that the focus of new mixed use focussing change, 3 relating to community development will be in the New Southgate area cohesion and 4 relating to the provision of London Plan with Cherry Blossom Close delivering a major sustainably constructed new homes are of new housing development at the eastern end of The London Plan (2011) forms part of the particular relevance to this NCAAP area. the area. The policy also provides the framework development plan for Enfield, providing for the provision of community infrastructure both strategic guidance and development The Spatial Strategy which underpins the Core with the proposed housing numbers giving rise management policies to deliver strategic Strategy identifies the North Circular AAP to an additional two forms of primary school objectives. The NCAAP is in general area as one which will be a focus of change. provision. This is endorsed in Core Policy 8; conformity with the policies contained within The spatial strategy states the “The area has Education where this additional capacity is the London Plan. the capacity to accommodate up to 2,000 new considered most likely to be required within the homes, largely on land no longer needed for the

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 11 Fig 3. Index of multiple deprivation

12 1 INTRODUCTION AND CONTEXT

period 2015-2020. Core Policy 8 also promotes administrative boundary of Haringey. A planning the NCAAP area, with only one designated the creation of an all age school on the site of the application has been submitted for the facility. employment site and any retail activity limited Broomfield Secondary School, though, due to the to small local centres. Most local jobs are either withdrawal of the Building Schools for the Future SOCIO-ECONOMIC CONTEXT towards the eastern edge of Enfield or outside of Programme following the Secretary of State’s the Borough. The NCAAP area sits within three wards. Bowes announcement on 5 July 2010, that initiative is Ward covers the largest proportion of the NCAAP unlikely to progress in the AAP plan period to As measured by the Index of Multiple area. Southgate Green and Palmer Green wards 2026. Deprivation (IMD), Bowes ward is the 11th both have only their southernmost portions in the most deprived out of 21 wards in the borough. NCAAP area; the character of the more northerly Core Policy 45; New Southgate deals specifically Breaking the IMD down into specific domains, sections of these wards tends to differ from that with the Regeneration Priority Area of New it is possible to identify the factors at work of the parts directly around the North Circular Southgate which now benefits from a recently within the AAP area. In particular it shows that Road. adopted SPD masterplan. the whole area is affected by environmental issues, vacant properties, and the dominance • Bowes Ward has a population of 12,450, with a The North London Waste Plan of the road network, as well as poor access to relatively high population density, which is 21% housing and services and crime. In terms of Seven North London Boroughs (Barnet, above the borough average. 2011 data shows a the other domains of child poverty, income, and Camden, Enfield, Hackney, Haringey, Islington slightly lower proportion of children aged 0-14 employment deprivation there are particular and Waltham Forest) are working together as and older people aged 65+ than the borough concentrations of deprivation around the western planning authorities to identify sufficient space average, but a higher proportion of people age and eastern edges of the AAP area. for facilities for managing North London’s waste. 25-64. The North London Waste Plan will set out the • The proportion of Job Seekers Allowance (JSA) It can also be seen that there is a sharp planning framework for waste management in claimants in Bowes Ward in the 25-49 year old transition in terms of the socio-economic these boroughs for the next 15 years up to 2027. category is above the borough average of 61%, landscape between the NCAAP area and the It identifies sites for waste management use and while the proportion of youth unemployment (18- areas of Southgate Green to the immediate north. sets out policies for determining waste planning 24 year olds) at 23.6% of JSA claimants is lower applications. than the borough and national averages (29%). • Long term unemployment (over 12 months) as The Friern Barnet former Sewage Treatment a proportion of total JSA claimants, is slightly Works (Pinkham Way), which has been vacant lower in the NCAAP wards than the borough and since the sewage treatment plant was closed in national averages. However, the 22.4% of Bowes 1963, has been identified through the production Ward's workforce that is long-term unemployed of the North London Waste Plan as a potential represents a significant figure. site for the handling of general waste. The site • There are few employment opportunities within falls outside of the AAP area and within the

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 13

The New River

16 2 THE NORTH CIRCULAR – VISION AND SPATIAL STRATEGY

2.1 INTRODUCTION

By 2026 the North Circular area will be new communities with high quality new and Environment transformed from one disconnected by an improved housing, supported by local services 6 Provide an attractive and safe environment, unforgiving road corridor and dominated by and jobs, improved transport and access to high well integrated with its historic environment, derelict housing to one characterised by strong quality open spaces. encompassing the highest quality sustainable and thriving local communities, high quality urban design, architecture and open spaces. new and refurbished housing areas connected 2.2 OBJECTIVES by streets better designed to meet the needs of Neighbourhoods all users and modes of transport. These local Infrastructure communities will be serviced by a network of 1 Provide a single spatial planning framework to 7 Ensure the coordination of other infrastructure vibrant local commercial centres and community guide and deliver growth and support healthy requirements: social, economic, educational, facilities. communities in the North Circular area focusing physical and environmental. This will include on the area’s three neighbourhood places - Arnos infrastructure to help reduce health inequalities The Ladderswood Estate and wider New Grove/New Southgate, Bowes Road and Green and ensure the requisite school places are made Southgate area will be comprehensively Lanes supporting the Council’s Core Strategy available to existing and new residents. It may redeveloped to create a new community of high and regeneration agenda for the area. also include a district heating network. The quality homes with a wide and balanced range AAP will define three neighbourhood places and of types and tenures served by a new local Housing and jobs each place will have a future role in delivering commercial centre and improved community community infrastructure. 2 Promote social inclusion, tackle deprivation and facilities. provide new employment opportunities. Phasing and delivery New and improved pedestrian and cycle routes 3 Optimise the provision of decent homes for sale 8 Provide a strategic phasing programme for that are safe and attractive will provide important or rent at a price local people can afford and delivery of the key development sites and links to the commercial and community clusters meets local need. supporting infrastructure. and create an accessible network of green spaces. These spaces will help provide better 4 Identify and promote specific opportunities 9 Provide a clear and robust framework in which linkages between communities currently divided for new development that will contribute the Council, as local planning authority, and by the North Circular Road. significantly to the strategic housing targets the Mayor of London and GLA, as the strategic outlined in the Council’s Core Strategy. planning authority, can make decisions on The North Circular corridor will be an exemplar related planning applications and infrastructure of how sustainable communities can live Movement investment. alongside one of London’s principal distributor roads with the benefit of carefully designed new 5 Improve the quality and attractiveness of development and environmental measures. the movement network / infrastructure and encourage the use of sustainable modes of These neighbourhoods will be desirable places transport, particularly walking and cycling by to live, will support the general health and well improving local routes and connections. being of their residents and provide existing and

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 17 AAP boundary Neighbourhood places

Commercial focal point of neighbourhood place Point of transition along North Circular Road North Circular Road frontage improvements New Southgate Masterplan area

Open space

Green and blue links

Other local/town centres

Fig 4. NCAAP spatial strategy plan © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

18 2 VISION AND SPATIAL STRATEGY

POLICY 1 NORTH CIRCULAR AREA Key elements of the spatial framework are: ACTION PLAN AREA 1 Recognition of and strengthening the area’s The North Circular Area will comprise three neighbourhood places of Arnos Grove/New attractive sustainable neighbourhoods Southgate, Bowes Road and Green Lanes, each where people will choose to live in of which are centred on clusters of commercial communities that enjoy a high quality activity which provide sustainable locations for environment, new and refurbished homes higher density new developments; and excellent transport links. Existing and new residents will support the network of 2 Protection of the varying character of the urban centres which provide for the day to day and suburban residential areas surrounding retail and community needs of the area. these neighbourhood places; New development should contribute towards achieving the vision and objectives 3 The importance of the open space and blue for the area. The Council will seek to ribbon network across the area and the need ensure new development within the area to deliver improved access to and quality of contributes positively to the delivery of existing spaces and create new spaces where the spatial framework and development the opportunity arises; principles set out in this AAP. 4 The need to improve the character and appearance of the North Circular Road corridor through a combination of environmental improvements and high quality new developments along the corridor itself;

5 The important role that key nodes/points of transition along the corridor will play in delivering these improvements; and

6 The benefits associated with the delivery of the New Southgate Masterplan in implementing Core Policy 45.

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 19

Amos Park

22 3 OUR APPROACH – BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

3.1 INTRODUCTION

This area-wide section outlines the policy environments, rejuvenated and new residential London and the network of larger town centres in approaches to key issues relevant to the areas and an accessible network of green spaces. North London. Walking and cycling routes and future of the NCAAP area. The aims of these All of this will be supported by an improved links take advantage of the local watercourses policies, and of the NCAAP itself, is to ensure social infrastructure, community facilities and that cross the area. Walking and cycling a policy framework is in place to help ensure increased opportunities for business development facilities along and across the North Circular change to the area is sustainable and the area in the area.” Road have recently been improved by TfL. continues to service as a successful sustainable neighbourhood and suburb for its existing and 3.2 WHAT MAKES FOR SUSTAINABLE Community infrastructure meeting local new residents. NEIGHBOURHOODS? demand: Ensuring the network of local schools have the capacity to meet local demand and The North Circular area is an established Launched in 2007, the Enfield Sustainable provide a choice to local residents is important. sustainable suburban residential location and the Community Strategy, prepared by the Enfield Similarly, ensuring local health services NCAAP seeks to ensure that a positive planning Strategic Partnership (ESP), was most recently are accessible to all and successfully meet policy framework is put in place which protects updated in 2009 and is a ten year borough-wide local demand is critical for any sustainable this function. In this context and in view of the strategy with the following purpose: neighbourhood. Access to local libraries, leisure Community Strategy’s wider objectives, the centres and open spaces are all important following factors are considered important: • Set out a shared vision for the future of the elements of a sustainable neighbourhood. borough, which sets the context for the A rich housing mix: The area should continue partnership’s ‘place shaping’ and regeneration A high quality environment: With strategic to provide a wide range of choices in terms activities; open spaces and a network of smaller, improving of living accommodation. The NCAAP area • Outline the ESP’s priorities for action; spaces and the opportunity for improvements benefits from a wide spectrum of house • Demonstrate ESP’s commitment to working in this provision, the NCAAP area is a location types and prices and therefore provides the together for the benefit of residents; and popular with young families. opportunities for families to grow and for • Enable better co-ordination of actions. future generations to continue to stay living The NCAAP is a planning policy document that, close together. The strategy has a range of objectives cutting principally, assists in the management of planned across all Council service areas. These changes and developments in the North Circular Provision to meet local shopping needs: The include objectives relating specifically to area. Therefore, whilst its remit is limited, its network of local centres and shopping parades children and young people, safer and stronger reach is wide. Alongside the Core Strategy, the ensures the everyday needs of local residents are, communities, healthier communities, older Sustainable Community Strategy and other key generally, met within a 5 minute walk. people and improving the quality of life. It is policy documents, the NCAAP will help attract the objectives under this final category which investments and co-ordinate change. Good access to shops, services and places of is most relevant to the NCAAP. Regarding the employment: The NCAAP area is well served NCAAP specifically, the Strategy states that by a network of tube, rail and bus services which “There will be attractive and safe pedestrian provide good quality and frequent links to central

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 23 u r m o w AAP Boro Maj Rail River Cent 800 S

P A406 P POST OFFICE P S

Green Lanes

ENFIELD HARINGEY S Fashion P Wood Green POST OFFICE Fashion POST OFFICE Green Palmers POST OFFICE Bowes Bowes Road P Bowes Bowes Park POST OFFICE POST OFFICE Bounds Green B G P S P

P A406 Arnos Grove A G P S POST OFFICE Sports centre Cinema P P

Arnos Grove/ SouthgateNew

ENFIELD BARNET

Swimming pool

HARINGEY HARINGEY

BARNET P BARNET POST OFFICE New POST OFFICE Southgate College Fashion S P Secondary school S Primary school Tube stationTube Local shops station Rail Supermarket LibraryPark Fashion Post office Sports pitches park Retail Place of worship Allotments Health centre P Borough boundary Major road Railway River within AAP Centre 800m isochrome Community Life Fig 5. Community life plan (2011) range of community infrastructure serving the extensive existing, the NCAAPThis plan shows area. 24 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

POLICY 2 NEW AND REFURBISHED HOMES SITE DESCRIPTION OF OPPORTUNITY OWNERSHIP

Mixed use housing led high density Identifi ed sites within the North Circular 1 Ladderswood Estate Enfi eld Council development AAP area have the potential to deliver Western Gateway Legal and Mixed use housing led high density approximately 1,300 new homes within the 2 & 3 Legal and General / National Grid General and National Grid sites development plan period to 2026. In addition to this, Mixed use housing led high density 4 Builders' Depot site National Grid existing vacant housing along the North development Circular corridor is currently being brought Mixed use housing led high density 5 New Southgate Station Network Rail back into use. The sites identifi ed and development contributing to this housing delivery are as Potential for health centre and housing 6 Coppicewood Lodge Enfi eld Council follows: development

Redevelopment of the Ladderswood Estate Mixed use development incorporating 7 Arnos Grove Station Transport for London and the National Grid and builders’ merchant retail, housing and public parking

site opposite present the most significant Arnos Pool, Bowes Road Library 8 Expansion of community facilities Enﬁ eld Council regeneration opportunity. However, the selective and Arnos Grove Medical Centre

refurbishment and redevelopment of the string of 9 Telford Road sites Mixed housing development Notting Hill Housing Trust sites either side of the North Circular Road will have an equally significant impact on the area 10 Telford Road/Bowes Road corner Mixed housing development Notting Hill Housing Trust as a whole. The AAP, in bringing these sites Bowes Road/ Mixed housing development with scope 11 Notting Hill Housing Trust forward, will finally be able to address directly Wilmer Way sites of community use on ground ﬂ oor the blight created from the uncertainty over Mixed use development including retail, with Mixed private (including Notting Hill the road improvements. Other significant sites 12 Ritz Parade sites housing above, community use and public Housing Trust) with potential to contribute to the regeneration parking of the area include the land around Arnos Grove Mixed housing development with amenity 13 Bowes Road sites Notting Hill Housing Trust Station. However, TfL are currently considering space

the redevelopment of these sites given their Conversion and new build for a mix of 14 Southgate Town Hall Enﬁ eld Council current use in providing popular commuter uses including housing and community uses parking at present. The Southgate Town Hall 15 Green Lanes north Housing development Private site also provides an opportunity for investment, Mixed private (including Notting Hill including the provision of an upgraded library 16 Green Lanes Junction NW Mixed use high density development Housing Trust) with additional community facilities alongside a 17 Green Lanes Junction NE Mixed use high density development Private new high quality housing development that helps Mixed private (including Notting Hill to address local housing needs. The Council is 18 Green Lanes Junction SW Housing development Housing Trust) actively progressing this opportunity. 19 Green Lanes Junction SE Commercial development Private 20 Birchwood Court Housing development Notting Hill Housing Trust

Fig 6. Site name, description and ownership (sites numerically cross referenced to Figure 7)

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 25 13 Bowes Park Bowes 12

Bowes Road Bowes Neighbourhood Place Bounds Green WILMER WAY WILMER

NORTH CIRCULAR ROAD (A406) 11 10

)

8 4

(

BOUNDS GREEN ROAD (A109) R

Arnos Grove L U

R I

7 T R

O N 2 1 3 Arnos Grove/ SouthgateNew Neighbourhood Place 4 6 eld Local Plan (LDF) proposals map ﬁ

STATION ROAD 5 New Southgate New Fig 7. Opportunity sites and En Fig 7. © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820 Ordnance Survey and database right 2012. Copyright © Crown 26 27 Opportunity site AAP boundary Neighbourhood places boundaries only) (indicative Local centre / retail parade Major centre Locally important industrial site PriorityRegeneration Area Local open space Metropolitan open land Site of Borough importance for nature conservation Site of local importance for nature conservation Site of metropolitan importance for nature conservation Wildlife corridor (diagrammatic) Green chain missing link Local Plan Proposals Map allocations: Opportunity sites: 1. 2. Estate Ladderswood site site3. A Gateway Western site B Gateway Western 4. site5. C Gateway Western 6. Southgate Land adjacent to New Station 7. Lodge site Coppicewood 8. Station sites Arnos Grove Library Road and Bowes Arnos Pool, 9. Medical Centre Arnos Grove 10. sites Road Telford junction sites Road Road/Telford Bowes 11. Parade junction sites Way Road/Wilmer Bowes Ritz 12. 13. sites Road Bowes 14. Hall Southgate Town 15. Green Lanes north site 16. site Green Lanes/Elmdale Road 17. Green Lanes/North site Circular Road 18. south site Road Bowes 19. site Old Labour Exchange 20. Court Birchwood site

20 NORTH CIRCULAR ROAD (A406) ROAD CIRCULAR NORTH 19 Green Lanes Neighbourhood Place 17

GREEN LANES (A105) LANES GREEN GREEN LANES (A105) LANES GREEN 14 16 18 Palmers Green Palmers NORTH CIRCULARPLANNORTH AREA ACTION Proposed Submission Draft February 2013 Nearest London Plan densities* London Plan number of homes* place/ Site Existing use Proposed use Approx. area (Ha) PTAL centre to site Low High Low High

3 New Southgate Masterplan Calculations 4

Swimming pool, library 8 Retain existing n/a n/a n/a n/a and medical centre

Arnos Grove / New Southgate / New Arnos Grove 9A Vacant Flats 0.03 3 40 80 1.2 2.4 9B Vacant Houses & ﬂ ats 0.095 3 40 80 3.8 7.6 9C Vacant Houses & ﬂ ats 0.056 3 40 80 2.2 4.5

10 Family homes Houses & ﬂ ats 0.35 4 55 115 19.3 40.3

11A Gardens Mews houses 0.44 4 55 115 24.2 50.6 11B Houses Flats 0.18 4 55 115 9.9 20.7 12A Mixed Retail w. ﬂ ats above 0.21 4 55 115 11.6 24.2

Bowes Road Bowes 12B Mixed Retail w. ﬂ ats above 0.25 4 55 115 13.8 28.8

13 Vacant & houses Houses & ﬂ ats 1.5 4 55 115 82.5 172.5

14 Southgate Town Hall Community & ﬂ ats 0.24 3 40 60 9.6 14.4 15 Garage Flats 0.08 4 55 115 4.4 9.2

Car sales, retail with fl ats Commercial with fl ats above 16 0.05 4 55 115 2.8 5.8 above and infi ll house

17 Retail Commercial with ﬂ ats above 0.098 4 55 115 5.4 11.3

Green Lanes 18 Vacant Houses 0.12 4 55 115 6.6 13.8 19 Vacant Commercial with ﬂ ats above 0.13 4 55 115 7.2 15.0 20 Vacant Flats 0.04 2 40 80 1.6 3.2

Cherry Bottom Close Completed residential development ------

Corner of Green Lanes and Elmdale Completed residential development ------Road

Fig 8. Capacity schedule for opportunity sites Based on 3.1 - 3.7 hr/unit suburban setting in density matrix table (3.2) from the London Plan, July 2011 N.B. Number of ﬂ ats approximated by following calculation: external ﬂ oor area / 93 28 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

AAP appropriate AAP gross external AAP appropriate AAP approximate AAP approximate AAP total approximate AAP site specifi c Approx. existing Net housing building height area of fl ats number of number of number of number of residential appropriate density number of gain (storeys) per fl oor (sqm) storeys of fl ats fl ats per site houses per site units per site (units/ha) homes

239

112

203 New Southgate Masterplan Calculations 49

n/a n/a n/a n/a n/a n/a n/a n/a 0

3 165 3 5 0 5 177.4 0 5 3 175 3 6 4 10 101.5 0 10 3 225 3 7 3 10 183.2 0 10

5 for ﬂ ats facing North 690 5 Circular/3 for ﬂ ats to 43 23 66 187.8 25 41 rear of houses/ 3 for houses 175 3

2 0 - 0 25 25 56.8 0 25 5 800 5 43 0 43 238.9 10 33 3 450 2 10 0 10 46.1 0 10 3 845 2 18 0 18 72.7 8 10

4 for ﬂ ats facing North 2425 4 Circular/3 for ﬂ ats not 132 19 151 100.8 20 131 facing North Circular/ 3 for houses 865 3

3 1000 3 35 0 35 150 0 35 3 300 3 10 0 10 121.0 0 10

4 840 3 27 1 28 561.9 0 28

4 890 3 29 0 29 293.0 0 29 3 0 3 0 6 6 50.0 0 6 3 465 2 10 0 10 76.9 0 10 3 220 3 7 0 7 177.4 0 7

- - - 130 12 142 - 0 142

- - - 27 0 27 - 0 27

Total 1335

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 29 POLICY 3 CREATING AND PROTECTING LOCAL JOBS IN THE NORTH CIRCULAR AREA Policy 15. The allocation has however been need to keep the IDP continually under review, rationalised in order to facilitate delivery of the it has been prepared in partnership with the The Council would support the regeneration priorities through the regeneration Council’s community and public sector partners redevelopment of the former Labour of the Ladderswood Estate and surround land. and is therefore relevant to the application Exchange site on the south-east corner The Enfield Employment Land Study 2012 of policies in the NCAAP which relate to of the junction between the North identifies that the remaining land is probably community infrastructure. Until an Enfield Circular Road and Green Lanes. The too small and lacks profile to have a long term Community Infrastructure Levy regime has been site is considered suitable for a range of future in employment use. However the study agreed which will eventually replace the current commercial uses including ofﬁ ce and other does recommend that, if implemented, the Section 106 regime, the Council’s Section 106 business uses and the creation of new offices proposed as part of the New Southgate SPD, adopted in November 2011, provides a steer jobs for local people will be an important Masterplan be brought back within the LSIS on financial contributions associated with new consideration. In addition, the following designation to strengthen this employment development. In addition, Draft DMD Policy 20 sites are identiﬁ ed for mixed use or non- allocation. also provides part of the context within which residential development through which the such contributions will be sought. creation of new local jobs will be a priority: However, The Regents Avenue Industrial Estate The labour exchange site has sat vacant for a just off Green Lanes which occupies a prominent Each of the three identified Neighbourhood considerable period of time and bringing the location just behind the commercial unit on the Places within the NCAAP area will have a site back into use is a priority of this NCAAP. north east corner of the junction with the North role to play in meeting increased demand The site enjoys a prominent North Circular Road Circular Road is recommended in the Enfield for community facilities. Specific sites with frontage with the potential for good quality Employment Land Review 2012 for retention for capacity to meet new demand include: vehicular access from Princes Avenue. There is the short to medium term for employment uses. also potential for access from the North Circular • The provision a 300sqm facility within the Road itself, subject to TfL’s agreement. The 3.3 COMMUNITY INFRASTRUCTURE Ladderswood redevelopment; site sits alongside the Green Lanes Large Local • Scope for enhanced community facilities at In view of the significant levels of housing Centre. the Arnos Grove Health Centre/Bowes Road development being proposed, it is a particular Library site where there is capacity for a priority of this AAP to help ensure that appropriate The wide range of mixed use development sites minimum of 400sqm of new facilities; contributions are made to the provision of across the NCAAP highlights the prospect of • A minimum of 600sqm of new community community infrastructure as decisions are made significant job creation opportunities. These facilities on the ground floor of new on individual planning applications. wide ranging opportunities are considered development at the Wilmer Way/Bowes Road important to help mitigate against the junction; The Council’s Infrastructure Delivery Plan potential loss of floorspace for more traditional • The scope for enhanced community facility (IDP) played a key role in supporting the Core manufacturing based activities in the area. The provision in the vicinity of the Ritz Parade; Strategy to adoption and provides comprehensive New Southgate Industrial Estate is allocated as and position statement on the borough’s community a Locally Significant Industrial Site under Core • The opportunity presented by refurbishment infrastructure requirements. Whilst there is a and partial redevelopment of the Southgate Town Hall site.

30 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

As demand and requirements become more clear, there will be a need to coordinate the approach to health care provision between Council owned sites where these uses are considered appropriate including the Southgate Town Hall site, Coppicewood Lodge and the Arnos Grove Health Centre/Bowes Road Library site. More detailed guidance is provided in the site specific policies in Section 4.

Policies are set out below to ensure increased demand for new community infrastructure arising from the delivery of new homes within the NCAAP area are met.

POLICY 4 LOCAL EDUCATION

The development of new homes within the NCAAP area will be expected to contribute towards the provision of primary and secondary school places commensurate with the expected additional demand on school places, as set out in the Council’s S106 Supplementary Planning Document. The creation of additional pupil places at Garﬁ eld Primary School and Broomﬁ eld Secondary School will be supported. The Council will continue to coordinate the provision of school places with neighbouring boroughs and the potential to increase capacity in other nearby schools will be explored as the need arises. The Council will keep under review its Primary and Secondary School strategies.

Bowes Primary School

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 31 Capital cost Ensuring appropriate provision is made for of providing Contribution per additional school places required to meet Unit type Age school place (£s) Child yield Calculation unit type increased demand as sites are developed and 2010/11 (reviewed (£s per unit) annually) families move in is a top priority for the NCAAP. Child yield x A great deal of concern has been expressed 4-5 13.727 0.004 contribution per pupil 54.91 (A) about this and similar issues and it is therefore place essential that developers work closely with the Child yield x Council to ensure appropriate provision is made 5-10 13.727 0.040 contribution per pupil 549.08 (B) 1 bed place in this regard. unit Child yield x 11-15 20.685 - contribution per pupil - (C) Recent studies have confirmed that Garfield place Primary School has capacity for additional forms

Total contribution for 1x1 bed unit A + B + C = £603.99 of entry and the Council is in the process of exploring the feasibility of this in Child yield x 4-5 13.727 0.020 contribution per pupil 274.54 (A) more detail. Additional primary age provision is place also being explored with the Governing Body of Child yield x Broomfield School. Temporary works are being 5-10 13.727 0.070 contribution per pupil 960.89 (B) undertaken to Bowes Primary School to ensure it 2 bed place unit can meet current demand. Other nearby schools Child yield x may also play a role in ensuring increased 11-15 20.685 0.030 contribution per pupil 620.55 (C) place demand is met. Similarly, the Council will continue to work closely with its neighbouring Total contribution for 1x2 bed unit A + B + C = £1,855.98 authorities to keep this critical issue continually Child yield x under review. 4-5 13.727 0.032 contribution per pupil 439.28 (A) place Core Policy 8 outlines Council’s position on Child yield x 5-10 13.727 0.020 contribution per pupil 2,745.40 (B) meeting the future education requirements 3 bed place across the borough over the next 15 years. unit Child yield x Further detail is provided in the Council’s S106 11-15 20.685 0.180 contribution per pupil 3,723.30 (C) SPD. place

Total contribution for 1x3 bed unit A + B + C = £6,907.96

Fig 9. Indicative community infrastructure contributions matrix

32 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

POLICY 5 PROVISION OF MODERN Enfield Community Services have established 3.4 A DESIGN-LED APPROACH HEALTHCARE FACILITIES a need to improve access to family and sexual health services in the Bowes Road locality. POLICY 6 HIGH QUALITY DESIGN Development of 10 residential units or more Health service providers feel that there is OF NEW DEVELOPMENT will be expected to contribute towards currently poor access to primary care services in New development and public realm the provision of health facilities within the the Bowes area and consider that new facilities interventions within the NCAAP area NCAAP area, and ﬁ nancial contributions offering a range of health services should be will be high quality and design led in will be calculated using the NHS Healthy provided. their approach, taking careful account Urban Development Unit Model, as set of urban context and reinforcing local out in the Council’s S106 Supplementary The New Southgate SPD identifies the potential distinctiveness. Of particular importance Planning Document. for a new walk in health centre at Coppicewood is that new development on sites along the Health uses are appropriate in district and Lodge although further work will be requirement North Circular Road must address the road local centre locations and areas with good to ascertain the suitability of this site. The directly with doors, windows and balconies levels of public transport accessibility. The Southgate Town Hall Planning Brief which and appropriate boundary treatment which development of a new Walk-In Centre at was adopted as an SPD in October 2011 also responds positively to the route and treats it Coppicewood Lodge will be supported, as identifies the town hall site as a suitable venue as a ‘front’. would a new medical centre as part of the for a new health centre. Whilst the area does benefit from heritage assets redevelopment and reuse of the Southgate including some prominent listed buildings such Town Hall site. In addition, the potential of One of the key aims of the NCAAP is to ensure as Arnos Grove station, the character of the a new shared health facility on the ground the long term sustainability of healthcare area is suburban and generally medium to low ﬂ oor of Bowes Road Library for Sexual services in the area, and address key issues density. New development will therefore have Health/Physiotherapy services is also under such as population growth and the needs of a significant impact on local townscape quality consideration subject to feasibility testing, an ethnically diverse population. The Council and negotiations with the Council and material and access and parking arrangements. is keen to work with GP practices, clinicians, in support of planning applications must outline support agencies and other partners to improve As with education, the potential detrimental evidence of a design-led approach. Core Policy the health outcomes of the community and to impact of new development and its 30 is relevant in this regard as is Draft DMD improve integration of services, leading to better corresponding additional draw on local Policy 1 Achieving High Quality Design and continuity of care for patients. health services was a major concern during Design-Led Development. the preparation of the NCAAP. Through the Further detail on the basis of calculating policy and guidance contained in the NCAAP, contributions to the provision of health facilities appropriate sites have been identified and the is outlined in Section 7.5 of the S106 SPD. POLICY 7 BUILDING HEIGHTS AND Council will now continue to work with its health Core Policy 7 outlines the Council’s position on DEVELOPMENT DENSITIES service and health care partners to ensure any meeting the health needs of existing and new Building heights should generally respect need for additional health care services are communities. and respond positively to local context. addressed in conjunction with new developments Taller buildings are generally only as they come forward.

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 33 Arnos Grove station

34 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

considered appropriate within identifi ed Enfield Council recently prepared an evidence base centres across the AAP area as these report on tall buildings and important local views. An exception to this policy is the land between locations are considered more sustainable. The study assesses the suitability of different the southern boundary of Broomfield Secondary Taller buildings should positively support locations for tall buildings. The Ladderswood School and Bowes Road. Garages were the legibility and economic vibrancy of Estate and Western Gateway site area, given the previously accessed along an informal lane but these centres and the area generally existing tall buildings in the area, are identified as in view of the character of the local area and the whilst protecting the amenities of existing appropriate locations for tall buildings. In addition, relationship between the site and the secondary residents and businesses. There are also two important local views are relevant to the school, development of mews-style housing at a number of points of transition across the NCAAP. View 4 looking south from Broomfield Park the back of this site is considered to meet the AAP area where taller building would help towards Alexandra Palace and the City of London is criteria under Draft DMD Policy 11. aid legibility and could, if carefully planned, recognised along wide the view of New Southgate help mitigate the environmental impact on Station also looking towards Alexandra Palace. 3.5 CONNECTING THE NORTH CIRCULAR existing communities of the road corridor. Transport for London’s safety and environment Beyond the guidance put forward in the New Away from these appropriate locations, scheme along the North Circular Road has Southgate Masterplan which does support the new development should not exceed the delivered improved facilities for pedestrians, provision of some tall buildings within this predominant building height in the local cyclists, and introduced buses priority measures. Regeneration Priority Area, there are no other vicinity, and in most cases this will be Improvements for pedestrians have included a locations or sites considered appropriate for tall two storeys. range of new and improved pedestrian crossings buildings across the NCAAP area. Within this With the exception of significant parts of including new at-grade crossings replacing an context, it may therefore be appropriate for building the New Southgate area, the NCAAP are is old footbridge near the Pymmes Road allotments heights on high quality new development to be one generally characterised by low rise residential and the provision of a new footbridge in addition or two storeys above neighbouring buildings in development. Core Policy 4 highlights the to replacement pedestrian crossings at the locations considered appropriate under this policy importance of ensuring new housing is of a junction between Bowes Road and Telford Road. and subject to the criteria under other relevant sufficiently high standard of design. Responding The improvements have also introduced new policy. These locations are within the identified positively to the context of a site is a key issue in vehicular lanes along this busy section of road commercial centres across the AAP area and at this regard. Further guidance is provided under which, combined with improvements to major the identified points of transition along the A406 Core Policy 30 where special regard to a site’s junctions, has helped increase road capacity and corridor itself. context is identified as critical to success. The reduce congestion. importance given to delivering good design in The development of back gardens and backland new development is reflected in the Draft DMD POLICY 8 TRANSPORT AND MOVEMENT areas has been raised as an issue during the Policy 1 Achieving High Quality Design and IN THE NCAAP AREA preparation of the AAP. The Council’s position on Design-Led Development. Draft DMD Policy back garden and backland development is set out The Council will continue to work closely 44 relates specifically to tall buildings and the in Draft DMD Policy 11 Development of Garden with Transport for London on assessing the policy above is in accordance with the guidance Land which makes clear the Council’s presumption effi ciency of the strategic road network in contained in that policy. against new residential development on garden land. the area and the traffi c impact of the A406 on the immediate and nearby secondary

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 35 road network. With the recent Safety and Environment scheme now successfully implemented, no further major works are planned for this part of the strategic road network. The Council will, however, assist in the preparation of the Major of London Roads Task Force’s forthcoming Road Strategy. In so doing and alongside Transport for London, the Council will consider how further improvements to the network can be delivered as opportunities to do so arise. The Enfield Plan promotes borough-wide transport improvements with a focus on the road network, pedestrians and cycling, and public transport. In particular, Core Policy 24 requires that any improvements to the North Circular Road contribute towards ‘Enfield’s economic regeneration and development, support businesses, improve safety and environmental quality, reduce congestion, and provide additional capacity where needed.' Whilst improvements to the road network will continue to be sought and discussions will continue with Transport for London, it is considered no longer necessary to continue to carry forward the historic local safeguarding of land as illustrated in the adopted Core Strategy Proposal Map.

Core Policy 25 directly addresses the issue of public realm improvements and how these should help to improve quality and safety for pedestrians and cyclists. This Policy promotes the prioritisation of schemes that reconnect the borough’s communities to services, facilities and each other. In Core Policy Landscape improvements delivered as part of TfL’s Safety and Environment Scheme 26, better wayfinding and integration between

36 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

modes is identified as a required improvement at This area, which incorporates the Arnos Grove development. Landscape and biodiversity New Southgate rail station. and Bowes Road local centres, has a PTAL rating proposals will also play an important role of 4. The immediate vicinity of the junction in the mitigation of pollution. Emerging DMD Policy 49 sets out the Council’s between Bowes Road and Green Lanes also Core Policy 32 outlines the Council’s position approach towards assessing the transport impact benefits from the PTAL rating of 4. on pollution and confirms that the Council will of new proposals. All applicable developments require new development to improve air quality within the NCAAP area would be required to Arnos Grove station has commuter parking by reducing pollutant emissions and public submit a Transport Assessment, and possibly a either side of the station building. These exposure to pollution. Criteria for assessing site- or occupier-specific Travel Plan. This would sites are identified for potential redevelopment proposals in this regard are outlined under help to demonstrate how new developments sites. These sites are owned by TfL and their emerging DMD Policy 64. This policy confirms would achieve the aims of policies within The suitability for redevelopment will depend on that the Council expects new developments to be Enfield Plan. their role in providing commuter parking on at least ‘air quality neutral’. this location. Policy 46 of the emerging DMD sets out the The Council has limited control over air quality, Council’s approach towards the provision of car 3.6 GREENING THE NORTH CIRCULAR although the issue will be an important material parking at new developments. It states that the Air quality consideration in the determination of planning Council will generally have regard to the London applications. The design of new development Plan’s maximum car parking standards and lists Enfield borough as a whole has been declared and their associated landscaping proposals the types of development that might qualify for a an Air Quality Management Area. The latest can significantly help in the mitigation of limited level of car parking, or be acceptable as a data from Enfield’s monitoring station along the environmental problems such as air and noise car free form of development. A406 shows that the area suffers from air quality pollution. It is important to ensure the A406 is issues. seen and perceived to be an integral part of the The Mayor’s Transport Strategy is also relevant public realm. It should be a route that is used to the NCAAP, particularly given the strategic POLICY 9 ENVIRONMENTAL MITIGATION by pedestrians, cyclists, bus users and motorists road network issues of direct relevance to the – AIR QUALITY AND NOISE POLLUTION alike. Having new buildings that address the area. The Strategy confirms that the Mayor’s New buildings should address the North road with windows and doors accessed directly broad approach to managing road congestion is Circular Road with windows and doors from it is therefore important. The internal the ‘smoothing’ of traffic flow. facing and accessed directly from this planning of new development can then help main road. The internal planning of new mitigate against air and noise pollution by Benefitting from the station stops on the development should position living and positioning rooms appropriately. northern extents of the Piccadilly Line and the sleeping accommodation away from the bus services that support them, the AAP area is most polluted side of the development. one of the more accessible areas in the borough. Open space Housing design should encourage natural The area arcing between Bounds Green and The policy framework relating to green ventilation so that cleaner air is drawn into Arnos Grove is the most accessible given the infrastructure and open spaces is outlined under buildings from less polluted sides of the combination of tube and bus services in the area.

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 37 The New River alongside Russell Road

38 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

Core Policy 34 together with a policies ranging using combined heat and power. The proposed from Draft DMD Policies 70 to 77 in Enfield’s Biodiversity redevelopment of the Ladderswood Estate emerging Development Management Document. and Western Gateway sites, especially, could Enfield has a Biodiversity Action Plan, which deliver district heating networks that might also was adopted in September 2011. This sets out POLICY 10 OPEN SPACES, WATERWAYS connect to other development sites and existing how the borough’s biodiversity assets will be AND THE BLUE RIBBON NETWORK buildings. Emerging DMD Policy 51 sets out a managed, and specifically seeks biodiversity framework for the assessment of district New development should make appropriate enhancements through the NCAAP. Core Policy heating proposals and other decentralised contributions to improving the quality of 36 supports proposals that will contribute energy networks. the existing open space network across the towards the aims of the Biodiversity Action Plan. NCAAP area. Opportunities to improve The Council is committed to further exploring the network of spaces alongside the area’s The Council’s expectations for how individual the potential for a district heating network in the waterways are a priority in this regard. new developments should contribute towards NCAAP area. There is already has sufficient heat biodiversity improvements are set out within The Bowes area is identified as being deficient density to make the use of district heating viable emerging DMD Policies 78 and 79. All proposals in open space, with much of the south western and this will be increased significantly as a result within the NCAAP area should comply with part of the NCAAP area falling beyond an 800m of the redevelopment proposals in the area. these requirements. catchment area of any recognised open space. Under Draft DMD Policy 72, the plan makes clear Flooding – Surface Water Flooding from Climate Change and Renewable Energy that where proposed development is located in work undertaken for Drain London 2011 areas deficient in either quantity or access to Core Policy 36 sets out the Council’s There are some small areas of significant flood public park provision it will be necessary for requirements for new development proposals risk within the NCAAP area, as shown in the applicant to make a contribution towards in terms of impact on climate change. Enfield’s 2008 Strategic Flood Risk Assessment the enhancement of the quality of open space In accordance with these requirements, and associated 2010 High-Level Sequential Test provision including the range of facilities and development within the NCAAP area should Assessment of strategic sites. Core Policy 28 its condition. minimise energy use and, where possible, generally seeks the direction of new development use and contribute towards the production towards areas of low flood risk and emerging The urban analysis in Section 4 of the NCAAP of energy generated from renewable sources. DMD Policies 58 and 59 provide more detail in identifies the principal open spaces in the Developments should also accord with emerging this respect. NCAAP area, and specifically the open spaces DMD policies 50, 52, 53, 54, 55 and 56, which within each of the 3 identified neighbourhood set energy efficiency standards and the Council’s Emerging DMD Policy 60 requires that all new places. The waterways, some of which benefit requirements for how these should be achieved. developments incorporate Sustainable Urban from towpaths and public routes, are both Drainage. This will help to contribute toward a major asset in the local area and present In particular, it should be noted that the the fulfilment of the Drain London project aims, significant opportunities for improvement. Council published a Renewable Energy and which are focused around reducing the risk of Collaboration with the Council and other Low Carbon Development Study in March flooding from surface water. agencies including British Waterways will be 2010. This identifies large parts of the NCAAP important in delivering any such improvements. area as potentially suitable for district heating,

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 39

Urban centre Large scale industry Classic suburbs

Big-box retail Small scale industry Large suburban

Institutions Ofﬁ ces/technology park Suburban ﬂ ats

Historic centres Pre-Victorian residential Street-based estates

Metroland centres Urban terrace Free-form estates

Linear centres Garden City

Fig 10. Enﬁ eld Characterisation Study © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

42 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

4.1 INTRODUCTION

This section provides an overview of the As the Borough-wide Characterisation Study these areas and local people within each of environmental context of the NCAAP area. The identifies, the New Southgate area has no these areas will frequently travel beyond the range of different forms of development across prevailing character type and one is therefore centres identified for the retail, employment and the area is explored and a view taken on the different from the suburban streets surrounding community service requirements, these three relationships between these areas and what it. The area’s fractured smaller elements are different zones – or neighbourhood areas – do this might mean for future development in the generally contained between the railway line to emerge. NCAAP area. the west and the Underground line to the east. Arnos Grove commercially anchors the area, More detailed planning and design guidance on The Borough-wide 2011 Enfield Characterisation supported by local parades to the west along these areas is outlined in Section 4 below. Study was prepared soon after the adoption Bowes Road and Friern Barnet Road. of the Core Strategy. The study provides a Key nodes / Points of transition description of the physical form of the borough, A central walkable catchment area is defined As one moves between these character areas, its origins, landscapes, places, streets and by the Underground line to the west and the there are points of transition where characters buildings to provide an understanding of the London to Stevenage railway line to the west. change. These thresholds have the potential to particular attributes. Townscape character varies between the area on aid legibility and provide an opportunity for the the north side of the A406 and the area on the local townscape to respond positively to this The Study reveals the suburban residential south, but both are characterised by well defined opportunity. Working west to east key points character of much of the AAP area – character and homogenous housing areas. They are include the following: dominated by ‘classic suburban’ typically connected by the commercial and community interwar housing areas concentrated on the uses clustered around the Ritz Parade. • Pinkham Way/Telford Road at the western northern side of the A406 with older ‘urban edge of the study area – emerging from the terraced’ housing stock south of the A406. The East of the Stevenage railway line, the NCAAP railway bridge – is a key gateway to the New Southgate area is far more varied with a area is focussed around the commercial spine of Borough from the west. The gas holder and number of discrete housing estates arranged Green Lanes with a regular pattern of residential expansive junction create a significant node. The around established Victorian terraced streets. street on the south side of the North Circular Ladderswood Estate and the site identified as Road. The character is more mixed on the north The Western Gateway offer the greatest potential 4.2 URBAN ANALYSIS side on the approach to Palmers Green, but for significant change and are sites capable of Green Lanes remains the principal axis. By mapping the key nodes of community activity creating landmark developments at this critical and broad character area boundaries within node. These three urban areas – the Arnos Grove/ the NCAAP area, three distinct character areas New Southgate area; the Bowes Road area; and emerge. The character areas identified here are • Telford Road/Bowes Road junction – the next the Green Lanes area – define three walking as much about natural walkable catchments as major junction on the A406 sweeps east with catchments within the AAP area. Whilst it is they are about architectural detailing. Telford Road turning into Bowes Road. The clear the commercial centres of the NCAAP area serve catchments which extend beyond

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 43 Fig 11. NCAAP Strategic Context Plan © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

AAP boundary

Character area

Major centre (Palmers Green)

Local centre / retail parade

Large format out of centre retail

Community uses

Key nodes / points of transition

44 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

new footbridge helps create this node. Junction 2 Bowes Road neighbourhood place – where role in establishing sustainable neighbourhoods. improvements and the provision of pedestrian redevelopment will be focussed on sites no A detailed review of existing centres across access to the bridge have seen the level of the longer set aside for a road widening scheme. the Borough was undertaken to inform the pavement be raised on the south east quadrant There are two key opportunities in this area. Development Management Document and the of the junction. This elevated condition and Firstly, to strengthen the Telford Road/ importance of large local centres, small local the bold design of the bridge combined with Bowes Road junction where signiﬁ cant land centres and local parades is recognised under the movements across the junction and the is available for redevelopment. Secondly Draft DMD 32 which itself supports Core Policy alignment of the road all contribute to the there is scope to bring forward mixed use 17 Town Centres. establishment of this urban node. The domestic development in the Ritz Parade area to scale of the dwellings in this location is at odds seek to ensure it better meets some of the The main centres within the AAP are as follows: with the scale and importance of the junction. everyday shopping and community needs of local people. Further revisions to the 1 Green Lanes Large Local Centre • Junction with Green Lanes – this is the next boundary of the deﬁ ned Bowes Road Larger 2 Bowes Road Large Local Centre major node with the commercial activities Local Centre are made. 3 Arnos Grove Small Local Centre associated with Green Lanes crossing the North Circular Road. With the exception of the 3 Green Lanes neighbourhood place – the These centres are broadly equidistant from each Labour Exchange site which would benefit from focus of opportunity is on the north side of other, being no more than 1km (10-15mins walk) redevelopment, the integrity and continuity the junction with the A406 where mixed apart, and are within walking distance of the of the high street commercial uses remains use higher density development could help vast majority of local residential communities generally intact on the south side of the A406. strengthen this key junction on this important within the whole AAP area. In line with adopted However, the townscape on the north side is commercial spine. Core Strategy and emerging Development less successful and the distinction between the Management policy, the NCR will seek to protect public and private realms less clearly defined. The NCAAP is served by a number of designated and support these centres and parades where commercial centres. These locations, which tend they continue to perform an important and POLICY 11 THREE NEIGHBOURHOOD PLACES to be well served by public transport services, viable role in meeting the everyday shopping and act as a focus of community activity and provide community needs of the local population. Within the North Circular AAP there are important day to day retail and community three ‘neighbourhood places’, each serving service requirements for local people. In response to these small-scale commercial their respective local communities. The locations within the AAP area, three three neighbourhood places and the key The patterns of movement and retail behaviour ‘neighbourhood places’ have been identified in priorities for them are as follows: of local residents is highly complex, being consultation with local residents. Whilst these 1 Arnos Grove/New Southgate influenced heavily by the attraction of larger are not major retail locations, they do contribute neighbourhood place – where the priority surrounding retail centres of Palmers Green, positively to the character and richness of the is the delivery of the New Southgate Wood Green and Brent Cross and Central London area. The focus for change in the North Circular masterplan SPD which is focussed around beyond. Notwithstanding this, smaller centres AAP area will be the three neighbourhood places the regeneration of the Ladderswood Estate and local parades continue to play an important of Arnos Grove/New Southgate, Bowes Road in partnership with local residents;

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 45 POWYS LANE

B OW E S R OA D (A4 06)

WARWICK ROAD

BROWNLOW ROAD

Large Local Centre boundary contained within the Development Management Document

Proposed revised Bowes Road Large Local Centre boundary Fig 12. Revised Bowes Road large local centre

46 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

and Green Lanes. These three places represent strengthen the commercial and community uses places within the area. This analysis will inform the commercial and community centres for within the Ritz Parade. directly the policies and proposals in the NCAAP. the surrounding residential neighbourhoods The analysis is presented in the following and as such are where new development and Green Lanes: The junction between Green sections: environmental enhancements will be of greatest Lanes and North Circular Road will be a major value. It is intended that focusing on these focus for change with a number of development 1 Development sites – sites that have already been three areas will enable stronger north-south sites supporting the wider regeneration of the identified as known redevelopment opportunities connections to be facilitated across the North area. Whilst the existing commercial parades during earlier stages of NCAAP preparation, and Circular route. on the south side of the main junction remain those which have come about by more recent intact and address the corner successfully, change. It is important that new development on The approach adopted for each ‘neighbourhood the parade on the north side of the junction these sites contribute positively to the character place’ is as follows: is less successful. There may, therefore, be of the area. opportunities to improve this prominent location, Arnos Grove/New Southgate: Identified as a particularly on the northern side. 2 Townscape – an assessment is made of the Regeneration Priority Area, New Southgate and townscape merits of the area. In particular, Arnos Grove benefit from a masterplan which In addition to the changes recently proposed a view is taken on the quality of the street has been adopted as a Supplementary Planning boundary changes made via the emerging frontage, with good quality frontage providing Document. This masterplan will direct changes Development Management Policies Document, activity and overlooking to the street and in this area delivering new employment, housing it is suggested that further changes to the establishing a clear distinction between public and community development. Developers have Bowes Road Large Local Centre are considered and private space. Poor quality frontage fails been appointed to deliver the redevelopment of to exclude residential properties opposite Ritz to do either of these things. Where townscape the Ladderswood Estate which will spearhead Parade and include the former Esso Garage site quality has some positive and some negative the changes in New Southgate and deliver the and adjacent car wash site. The changes are features, this is also identified. objectives of the New Southgate Masterpan. intended to provide the scope to create a more viable commercial parade that can offer a better 3 Activities – analysis of the principal clusters Bowes Road: Centred on the existing community and local shopping function with of activity and land uses within the area. This commercial Ritz Parade and the parade at the improved parking and access arrangements. The land use pattern will determine the patterns junction between Brownlow Road and Bowes suggested further revised Bowes Road Large of movement to and through the area and will Road, this central area of the AAP acts as a Local Centre is set out in Fig 12. impact directly on the uses considered most community hub with retails uses either side appropriate for key sites. of the main road and a primary and secondary school serving the local community. There is 4.3 THE THREE NEIGHBOURHOOD PLACES 4 Public realm and open space – the A406 has an opportunity for new mixed use development recently benefitted from roadside environmental Addressing each identified neighbourhood place within the revised boundary of the Bowes Road improvements. Other open space will be in turn, the following sections present an urban Larger Local Centre which can consolidate and identified, particularly those where improvements analysis of each of the three neighbourhood

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 47 OAKLEIGH ROAD SOUTH

WATERFALL ROAD

BOWES ROAD 7 6

FRIERN BARNET ROAD 8 THE LIMES AVE 5 HIGH ROAD

STATION ROAD PALMERS ROAD ) 6 0 4 A ( D A O R R A L U 1 C IR C H T R O N 4 1. Ladderswood Estate site 3 2. Western Gateway site A 3. Western Gateway site B 2 4. Western Gateway site C 5. Land adjacent to New Southgate Station 6. Coppicewood Lodge site 7. Arnos Grove Station sites 8. Arnos Pool, Bowes Road Library and Arnos Grove Medical Centre

AAP boundary

Opportunity site Fig 13. Arnos Grove/New Southgate - opportunity sites © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

48 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

Local environments across the Arnos Grove / New Southgate neighbourhood place

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 49 OAKLEIGH ROAD SOUTH

WATERFALL ROAD

BOWES ROAD

FRIERN BARNET ROAD

THE LIMES AVE

HIGH ROAD

STATION ROAD PALMERS ROAD ) 6 0 4 A ( D A O R R A L U C IR C H T R O N

Positive frontage Neutral frontage Negative frontage Point of transition AAP boundary Opportunity site Fig 14. Arnos Grove/New Southgate – townscape © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

50 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

would deliver significant benefits to local informed the preparation of the policies relating occupies an entire block but the boundary residents. to this neighbourhood place and therefore forms treatment allows views across the site. In the an important part of the context within which New Southgate and Ladderswood Estate areas 5 Movement and connections – key routes are development proposals will be considered. to the south and west of the area along Station identified together with the location of bus stops Road, townscape quality is much poorer with which provide links with nearby commercial Opportunity sites (Fig 13) streets generally being ill defined and not being centres. addressed by buildings. There is a lack of Development sites within the Arnos Grove/New distinction between public and private space in Southgate neighbourhood area are identified in Core Policies 44 and 45 are directly relevant here. these areas. With the known development sites Fig 13. The guidance contained within these principles being clustered in this area, this is something respond directly to the analysis presented in that new development can help address. The sites were identified in the New Southgate the Environmental Context section above. Masterplan which was adopted in December Further more detailed guidance, principles This is a diverse area in terms of built character, 2010 by Enfield Council following significant and background is contained within the New with a number of post war housing estates public and stakeholder consultation. The main Southgate Masterplan. sitting alongside more traditional Victorian and focus of the masterplan was the emergence of Edwardian terraced streets. Building heights a regeneration strategy for the Ladderswood 4.4 NEIGHBOURHOOD PLACE 1 also vary between the traditional streets and Estate (1). The vision for this area also included the housing estates. The prevailing building Arnos Grove and New Southgate the redevelopment of the Western Gateway area heights in Arnos Grove are typically between (2, 3 & 4) including the gasholder site which This incorporates the western section of 2 and 4 storeys along Bowes Road. Within the commands a prominent position on the A406 the NCAAP area and is situated between core of the area in the housing streets such corridor. Additional sites identified include the Arnos Grove and New Southgate stations as The Limes Avenue and Springfield Road, land around New Southgate Station (5), the site with the railway lines forming the boundary dwellings are typically two or three storeys in of the existing Coppicewood Lodge Care Home edges. The area is radially planned around height. The housing with the Red Brick Estate on Grove Road (6), the two TfL owned car park local facilities and appears to be a legacy of opposite New Southgate station, with ground sites either side of Arnos Grove station, a small an early twentieth-century self-contained floors dominated by garage doors, uniformly site opposite the station (all 7) and the Arnos neighbourhood development. The focal points three storeys. The point block typology of the Pool, Bowes Road Libary Arnos Grove Health within the area include Garfield Primary School Highview and Ladderswood estates are quite Centre site (8). and the associated green spaces, and Our Lady different in character with towers in both rising of Lourdes RC Primary School on The Limes to 13 storeys. Townscape (Fig 14) Avenue. The Arnos Grove area benefits generally from The A406 junction with Station Road and The following section provides an overview of good quality townscape with clearly defined Bounds Green Road is a key node and acts as some of the key environmental and public realm streets which are overlooked by development one of the principal gateways to Enfield Borough. issues and opportunities associated with this which creates strong street frontages. Garfield The gas holder on the north west side of this neighbourhood place. The analysis has directly School situated in the centre of the area junction acts as a landmark which helps hold

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 51 OAKLEIGH ROAD SOUTH

WATERFALL ROAD

BOWES ROAD E

FRIERN BARNET ROAD B A C G THE LIMES AVE

HIGH ROAD

STATION ROAD D PALMERS ROAD ) 6 0 4 A ( D A O R R A L U C IR C A. Arnos Grove Library, Pool and Health Centre H T R B. Our Lady of Lourdes School O C. Garﬁ eld School I N D. Christ Church and St Paul’s Church E. Arnos Grove centre F. Local parade, Bowes Road west G. New Southgate H H. Friern Bridge Retail Park I. New Southgate Industrial Estate

Commercial

Community

Local Signiﬁ cant Industrial Location

AAP boundary

Opportunity site Fig 15. Arnos Grove/New Southgate – activities © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

52 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

this key junction. The built edges of the other 184 from Turnpike Lane Bus Station to Barnet corners of this junction fail to provide activity or Public realm and open space (Fig 16) 221 from Edgware Bus Station to enclosure. Turnpike Lane Station Aside from the structural open spaces of Arnos from Stonebridge to Turnpike Lane Station Park (A) and Broomfield Park that lie immediately 232 Activities (Fig 15) from Arnos Grove Station to to the north of the AAP area (designated as 251 Edgware Station The area is mixed but predominantly residential Metropolitan Open Land and therefore given from Arnos Grove Station to Potters Bar in character with Arnos Grove being the similar protection against development as green 298 from Southgate Station to principal commercial centre serving local people. belt), the principal open spaces in this area are 382 Mill Hill East Station There are other smaller local parades at the roadside spaces on the north side of the A406 from Cockfosters Station to Whitehall / Bowes Road/Waterfall Road roundabout and on along the Pymmes Brook (C) and either side N91 Trafalgar Square Friern Barnet Road near New Southgate Station. of Bounds Green Road (D). New Southgate is The Friern Barnet Retail Park is accessed directly well served with local open spaces with Grove off the A406 west of the railway line. Road open space opposite St Paul’s church POLICY 12 ARNOS GROVE / NEW (H), High Road open space (F) adjacent to SOUTHGATE NEIGHBOURHOOD PLACE With two primary schools, a library and leisure Garfield School and Millennium Green (G) on Key principles that will guide change pool and a number of churches and associated Station Road. Improvements to these spaces in the New Southgate/Arnos Grove church halls, the area benefits from a range of are being delivered through the ‘Shaping New neighbourhood place are as follows: community facilities all within close walking Southgate’ initiative now that the New Southgate 1 Development sites – the following distance of local residents. Masterplan has been adopted. Most recently development sites are identiﬁ ed which have under this initiative, the ‘Take the High Road’ the scope to deliver a mix of uses including The New Southgate Industrial Estate is allocated project outlines a range of improvements to the new high quality housing, employment uses, as a Locally Significant Industrial Site under High Road axis which links Grove Road open community facilities and retail development, Core Policy 15. The allocation has however been space at its northern end with High Road open subject to the provisions of the sequential rationalised in order to facilitate delivery of the space and Millennium Green to the south. test. regeneration priorities through the regeneration • Ladderswood Estate; of the Ladderswood Estate and surrounding Movement and connections (Fig 17) • The Western Gateway sites which include the land. The Enfield Employment Land Study 2012 This is the most accessible part of the NCAAP Homebase site, the gasholder site and the identifies that the remaining land is probably area by public transport, with good links to the Topps Tiles site; too small and lacks profile to have a long term rail network via New Southgate Station and the • New Southgate Station/Friern Barnet Road; future in employment use. However the study underground network via Arnos Grove Station. • Coppicewood Lodge Care Home site; and does recommend that, if implemented, the A network of bus routes traverse the area with • Arnos Grove station land. offices proposed as part of the New Southgate stops along the area’s main roads. These Across these sites there is potential for Masterplan be brought back within the LSIS services provide good connections across north approximately 750 additional new designation to strengthen this employment London as follows: dwellings, community facilities and new allocation. commercial/retail ﬂ oorspace. 34 from Barnet High Street / Barnet Church to Walthamstow Bus Station NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 53 OAKLEIGH ROAD SOUTH A

WATERFALL ROAD

BOWES ROAD

FRIERN BARNET ROAD H B THE LIMES AVE

HIGH ROAD

E STATION ROAD C PALMERS ROAD ) 6 0 F 4 A ( D A O R R A L U C IR C G H T R O N A. Arnos Park B. Open space outside Arnos Grove Library C. Telford Road/Pymmes Brook D. Bounds Green Road open space E. Garﬁ eld School Playing Fields F. High Road open space G. Millennium Green H. Grove Road open space

Open / green space D River

AAP boundary

Opportunity site Fig 16. Arnos Grove/New Southgate – open space © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

54 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

OAKLEIGH ROAD SOUTH

WATERFALL ROAD

BOWES ROAD

FRIERN BARNET ROAD

THE LIMES AVE

HIGH ROAD

STATION ROAD PALMERS ROAD ) 6 0 4 A ( D A O R R A L U C IR C H T R O N

Underground station

Train station

Bus stop

Primary Road

AAP boundary

Opportunity site Fig 17. Arnos Grove/New Southgate – movement and connections © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 55 OAKLEIGH ROAD SOUTH

WATERFALL ROAD

BOWES ROAD

78 FRIERN BARNET ROAD 6

THE LIMES AVE 5 HIGH ROAD

STATION ROAD

) 6 0 4 A 1. Ladderswood Estate site ( D A 2. Western Gateway site A PALMERS ROAD O R 3. Western Gateway site B R A L 4. Western Gateway site C U 1 C 5. Land adjacent to New Southgate Station IR C 6. Coppicewood Lodge site H T R 7. Arnos Grove Station sites O 4 N 8. Arnos Pool, Bowes Road Library and Arnos Grove Medical Centre 3 2 Opportunity site

Flats with commercial ground ﬂ oor frontage

Flats

Houses

Mews houses

Retained/refurbished community use

Extension to existing community use

AAP boundary Fig 18. NCAAP Site Proposals © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

56 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

2 Townscape – the Ladderswood and Western sites within the Arnos Grove/New Southgate be improved and new public realm Gateway areas are considered appropriate neighbourhood place. created associated with the new housing for tall buildings with development heights development. and forms elsewhere needing to respect local The New Southgate area is identified as a 4 The site is considered to have capacity for character and context. Regeneration Priority Area. In recognition of approximately 400 dwellings in total (net 3 Activities – developments will generally this, the Council has recently prepared and increase of approximately 240). be housing led with a small cluster of adopted the New Southgate Masterplan. The 5 Redevelopment should deliver new on- new commercial uses along key routes masterplan provides a detailed framework site community facilities of approximately and adjacent to train/tube stations and for the regeneration of this important part of 300sqm. community uses to meet new demand. the Borough. Central to the vision outlined 6 Where possible, new commercial fl oorspace 4 Public realm and open space – the in the masterplan is the regeneration of the adjacent to the retained part of the New priority will be to improve existing spaces Ladderswood Estate. The Council is working Southgate Industrial Estate. including those along the High Road axis. with its strategic partners Mulalley and 7 CHP should be provided as part of the Improvements to other nearby open spaces One Housing Group in the delivery of this scheme and be able to feed into surrounding may be considered more appropriate regeneration. developments as they come forward as part depending on the location of the proposed of a district heating network. development. POLICY 13 LADDERSWOOD ESTATE (SITE 1) 5 Movement and connections – the key routes The redevelopment of the Ladderswood Estate Redevelopment of the estate will provide across the area will be improved with new is the centrepiece of the Council’s proposals for a new high quality housing environment Palmer’s Road and Station Road being the New Southgate Regeneration Priority Area. with new buildings directly addressing reconnected as part of the redevelopment of Having prepared the New Southgate Masterplan key existing streets in the area. Taking the Ladderswood Estate. in consultation with local residents, the Council full account of the guidance contained 6 Infrastructure – the signifi cant planned and its housing and development partners will with the New Southgate Masterplan, new residential growth in this area must be continue to work in partnership with the local development should take account of the supported by appropriate contributions to community to deliver the phased redevelopment following: the provision of community infrastructure in of the estate and with it a programme of accordance with Policy 4 and Policy 5 above. 1 The opportunity to deliver a new high quality public realm and other improvements. This 7 Garfi eld Primary School – the site has neighbourhood through a more traditional includes delivering a coordinated programme of capacity to deliver 2 additional forms of form of housing base around the existing improvements to open spaces in the area under entry to help ensure suffi cient primary school street network. the ‘Take the High Road’ initiative. capacity is provided to meet additional 2 The height of new buildings should range demand. from between 2 storeys housing on streets POLICY 14 WESTERN GATEWAY (SITES with existing housing of that height to NUMBER 2, 3 AND 4) This policy should be read in conjunction with apartment buildings of up to 10 storeys on Redevelopment of the retail warehousing site specifi c policies for key development the Station Road frontage. and gasholder site provides a major 3 Existing open spaces in the area to opportunity to deliver a landmark

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 57 The Resource Centre site opposite Arnos Grove Station 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

development at this key gateway to approximately 3,500sqm of new commercial responding positively to the local context of the Borough. Taking full account of the fl oorspace. Friern Barnet Road commercial frontage. guidance contained within the New 8 The masterplan also accounts for 3 Commercial/retail uses most appropriate Southgate Masterplan, new development approximately 500sqm of fl exible space adjacent to the station and on the Friern should take account of the following: which would be occupied by small local Barnet Road frontage where there is shops to serve this new community. potential for the building to form an 1 Great emphasis must be placed on delivering extension to the proposed local centre a scheme of the highest architectural quality The key gateway location has a important role in designation at New Southgate. on this most prominent site. establishing the first impressions of the Borough. 4 Building heights of 4-5 storeys along 2 The mixed use development of the site There is an opportunity to create a high quality, Station Road rising to 6 storeys on Friern should deliver housing, commercial space, high density, mixed use scheme which responds Barnet Road. community facilities and retail development, positively to the site’s prominent location. The 5 Capacity for approximately 80 apartments subject to the provisions of the sequential site is currently divorced from its surrounds with scope for nearly 800sqm of ground test. by the heavily engineered nature of Station fl oor commercial uses. 3 The gasholder site presents the opportunity Road. By giving more priority to pedestrians for a taller building of up to 10 storeys. The and reconnecting the area with Arnos Green New Southgate Station currently has a Station Road frontage should also present via Palmer’s Road, the mixed use redevelopment poor relationship with its hinterland and a strong urban edge with building rising to of this large site has the potential to deliver a redevelopment of the sites around the station 6 storeys. Within the main part of the site new and fully integrated neighbourhood for New has the potential to address this directly. New development should be more modest in scale Southgate. Southgate station is already an important with heights typically being approximately transport hub for the local community providing 2-4 storeys. POLICY 15 NEW SOUTHGATE STATION frequent train services to central London. There 4 Station Road should be enhanced to ensure AREA (SITE 5) is an opportunity to improve the relationship it presents an environment less dominated by between the station area and the local the car and more conducive to a high quality The site presents potential for mixed use commercial parade along Friern Barnet Road living environment. development with commercial uses on which would strengthen the commercial viability 5 There is an opportunity to deliver a new lower fl oors and apartments above. Taking of the area as a whole. neighbourhood square which would create full account of the guidance contained a new focal point for the development. Links within the New Southgate Masterplan, new POLICY 16 COPPICEWOOD LODGE CARE to other improved public open space will be development should take account of the HOME SITE (SITE 6) created and enhanced. following: 6 The site has the capacity to deliver The site presents potential for mixed use 1 New improved public space at the area approximately 360 new dwellings of a development across a number of buildings. around the station entrance. mixed tenure and size. Taking full account of the guidance 2 High quality design with emphasis on 7 Best located adjacent to the railway contained in the New Southgate Masteplan, embankment, there is potential for new development should take account of the following:

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 59 WILMER WAY

11 POWYS LANE

) 06 A4 ( 10 12 AD O R RD O LF TE B OW 9 E S R OA D (A4 06 ) 13

STANLEY ROAD

WARWICK ROAD

9. Telford Road sites BROWNLOW ROAD 10. Bowes Road/Telford Road junction sites 11. Bowes Road/Wilmer Way junction sites

PALMERSTON ROAD 12. Ritz Parade 13. Bowes Road sites

AAP boundary

Opportunity site Fig 19. Bowes Road - opportunity sites © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

60 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

1 New development should include a mix Grade II listed station building. Taking full In conjunction with TfL further more detailed of uses including residential development account of the guidance contained within feasibility work is required to explore the and community uses. A limited amount of the New Southgate Masterplan, new development potential of this side. It is ancillary retail fl oorspace which addresses development should take account of the understood that TfL is reviewing its portfolio Bowes Road may also be considered following: of car parks across London as part of a wider appropriate. strategy to identify opportunities of releasing 1 Site west of the station has scope to be 2 Redevelopment of the site should deliver a land for development whilst also consolidating redeveloped for a mixed use housing-led new pedestrian route between Bowes Road car parking. This has resulted in developing a development on the assumption that parking and Grove Road. wider strategy which considers sites across a capacity on the site east of the station is 3 Building heights of up to a maximum of 5 number of Boroughs. Therefore whilst in planning expanded to compensate for loss. storeys, taking account of the setting of the terms the Council would support the sites 2 There is an opportunity to provide former church building and the relationship coming forward, consolidating car parking may commercial/retail units on the Bowes with the houses to the east along Bowes not necessarily be the appropriate solution in the Road frontage to help improve the arrival Road and other dwellings in the area. context of TfL’s wider study. experience. 4 Capacity for approximately 23 dwellings and 3 The setting of the station building will need 1,500sqm of community/retail fl oorspace. 4.5 NEIGHBOURHOOD PLACE 2 – to be respected. This can be achieved by BOWES ROAD setting the building line of new development The New Southgate Masterplan confirms that back so views from the local centre of the This incorporates the central section of the the existing care home facility on the site is not building are not interrupted. NCAAP area and is situated between Telford fit for purpose and does not meet the standards 4 Including the Arnos Resource Centre site on Road to the west and the railway line west of a modern care home and the site would the opposite side of Bowes Road, there is of the Green Lanes to the east. The area is become available if alternative accommodation is scope for approximately 50 new dwellings characterised by close-knit Edwardian residential made available. Should the site come forward it including a mix of apartments and houses streets feeding off the south side of the A406 is considered suitable for a range of community together with scope for approximately with larger more recent, interwar semi-detached uses. In particular, the site is considered 1,500sqm of commercial fl oorspace across and detached housing on the north side on the appropriate for a new health facility should the the sites. main road. The focal point of the area is the accommodation be required. Bowes Road Large Local Centre and the nearby If redevelopment would result in a reduction secondary and primary schools. The local centre POLICY 17 ARNOS GROVE STATION (SITE in the provision of public parking at this key incorporate the Ritz Parade on the north side of 7) interchange a clear justification for this loss the A406 and the commercial parade either side The site presents potential, subject to further would be required. That said, it is noted that a of Hardwicke Road on the south side of the A406. discussions with TfL, for land currently reduction in car parking would align with the used for surface parking to be released policy direction of the Mayor’s London Plan and The following section provides an overview of for redevelopment. Any new development Transport Plan in terms of encouraging travel by some of the key environmental and public realm would need to respect the setting of the sustainable modes of transport. issues and opportunities associated with this

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 61 62 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

Local environments across the Bowes Road neighbourhood place

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 63 WILMER WAY

POWYS LANE

) 06 A4 ( AD O R RD O LF TE B OW ES RO AD (A 40 6)

STANLEY ROAD

WARWICK ROAD

Point of transition

AAP boundary BROWNLOW ROAD

Opportunity site

PALMERSTON ROAD Positive frontage

Neutral frontage

Negative frontage Fig 20. Bowes Road - townscape © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

64 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

neighbourhood place. The analysis has directly already been cleared and this has resulted a large Parade provides a point of local orientation along informed the preparation of the policies relating redevelopment opportunity. the road corridor. It is a distinctive building to this neighbourhood place and therefore forms typical of the 1930s rising to three storeys at an important part of the context within which East of Powys Road (12), this large site presents a its centre. The central prominent bay which development proposals will be considered. major opportunity for new residential development. provides access to the large assembly hall to the rear is flanked by three storey wings falling Opportunity sites (Fig 19) Townscape (Fig 20) to two storeys on either side. The former Esso Garage site west of the Ritz Parade has been The development sites in this area are The area around the development sites is cleared for some time and presents a break in the identified principally as a result of the lifting characterised by clearly defined urban blocks commercial frontage. of the uncertainty associated with the future which generally help to define good street improvements along the North Circular Road. environments. The properties addressing the Generally the quality of the built frontage is of With the majority of the land identified now A406 directly, given the lack of investment that a higher quality on the south side of the main owned by Notting Hill Housing Trust, where it has occurred in the past, tend to be less well road. This correlates with the larger development proved uneconomical to bring vacant or derelict maintained and of more modest townscape quality. opportunity sites which are predominantly dwellings back into use, alternative development stretched out along the northern side of the road. options are being considered. A collection of Area 2b is adjacent to Arnos Grove although has small sites along Telford Road (8) have already characteristics comparable to the established been cleared and present housing opportunities. residential areas east of the Telford Road/Wilmer Public realm and open space (Fig 21) The corner site at the junction between Telford Way axis with a predominance of 2 storey semi- The area’s water courses and associated Road and Bowes Road (9) presents a prominent detached inter-war and post-war family housing open spaces (C) provide the main recreational opportunity at this key node along the road typically of area between Broomfield Secondary opportunities for open space amenities for corridor. The housing area on the north side School and Broomfield Park (now outside the local people. The New River in particular has of Bowes Road and adjoining the southern AAP boundary). The urban grain shifts from good public access and presents some real boundary of Broomfield Secondary School east-west to north-south across Area 2c south opportunities where the quality of both the (10) presents opportunities to strengthen this of the A406 with compact streets of smaller local environment and public access can be prominent corner and introduce new housing on Victorian and Edwardian terraced 2 storey improved (D). the boundary with the school itself. housing.

Activities (Fig 22) The recent improvements to the A406 had a The break in the road at the junction between significant impact on The Ritz Parade (site 11). Telford Road and Bowes Road is a node on this Broomfield Secondary School (A), with Some of the parade required demolition and prominent route. It marks a point of transition approximately 1,350 pupils, has a catchment some of the parking for the centre was lost. The to a more street-based urban environment with covering the majority of the NCAAP area. Bowes road improvements have resulted in an awkward both sides of the road presenting built and active Primary School (B) currently has a school roll of relationship between the road and the housing edges to the street east of the junction. The Ritz approximately 500 and admits two forms of entry. east of Powys Road. Some of this land has Garfield School has a school roll of approximately

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 65 A

WILMER WAY

POWYS LANE

) B 06 A4 ( AD O R RD O LF TE B OW ES RO AD (A 40 6)

C D

STANLEY ROAD A. Broomfi eld Park B. Broomfi eld School playing fi eld C. New River corridor D. Improvement opportunity

WARWICK ROAD Improvement opportunity

Open/green space BROWNLOW ROAD

Signiﬁ cant mature trees

PALMERSTON ROAD

River

AAP boundary

Opportunity site Fig 21. Bowes Road - open space © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

66 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

WILMER WAY

A POWYS LANE

) 06 A4 ( AD O R RD O LF E TE B B OW ES RO AD (A 40 6)

F G

STANLEY ROAD A. Broomﬁ eld Secondary School B. Bowes Primary School C. Arnos Grove Library, Pool and Health Centre D. Bounds Green Recreation Club WARWICK ROAD E. Ritz Parade F. Bowes Road/Brownlow Road parade G. 79 – 95 Bowes Road Parade H. Whittington Road Parade BROWNLOW ROAD

Commercial D PALMERSTON ROAD Community H AAP Boundary

Opportunity site Fig 22. Bowes Road - activities © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 67 WILMER WAY Arnos Grove

POWYS LANE

) 06 A4 ( AD O R RD O LF TE B OW ES RO AD (A 40 6)

STANLEY ROAD

WARWICK ROAD Underground station

Train station BROWNLOW ROAD

Bus stop

PALMERSTON ROAD

Primary road

Bounds Green Bowes Park AAP boundary

68 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

330 and admits two forms of entry. Permanent 184 from Turnpike Lane Bus Station to Barnet development within identifi ed commercial expansion to admit more pupils is now being 232 from Stonebridge to Turnpike Lane Station centres and at key nodes/thresholds. considered by the Council in consultation with 299 from Queens Avenue to Cockfosters Station 4 Public realm and open space – the priority the School and local community. will be to improve access to and the quality POLICY 18 BOWES ROAD of the existing network of waterways. The Bounds Green Recreation Centre (D) is a NEIGHBOURHOOD PLACE Development in areas of open space tennis and bowls club and a valuable community defi ciency will be required to contribute Key principles that will guide change in the facility with hall hire and catering facilities. towards the improvement of existing open Bowes Road neighbourhood place are as space. Providing access to and improving follows: A number of local centres and parades provide a the quality of spaces along the New River valuable resource for local people. The viability 1 Development sites – the following corridor are considered a priority in this of the Ritz Parade (5) has been further challenged development sites are identifi ed which have regard. by the recent TfL Safety and Environment the scope to deliver a mix of uses including 5 Infrastructure – the signifi cant planned Scheme which resulted in the loss of parking new high quality housing, employment uses, residential growth in this area must be spaces and demolition of some of the commercial community facilities and a limited amount of supported by appropriate contributions to parade. The commercial parade on the south new retail. the provision of community infrastructure in side of the A406 in this location (6) continues • Telford Road sites; accordance with Policy 3 above. to service the day to day retail and community • Telford Road/Bowes Road corner sites needs of the local Brownlow Road community. • Bowes Road/Wilmer Way sites Where appropriate, this general policy should be Both of these centres together form a designated • Ritz Parade sites read in conjunction with more specific policies Large Local Centre. • Bowes Road sites for larger/more significant development sites Across these sites there is potential for within the Bowes Road neighbourhood place. Movement and connections (Fig 23) approximately 250 additional new dwellings, with some scope for new The guidance contained within these principles The A406 provides excellent strategic links east- commercial/retail fl oorspace and community respond directly to the analysis presented in the west and across north London. Arnos Grove and facilities. Environmental Context section (Section 4). Bounds Green underground station (Piccadilly 2 Townscape – the area is characterised Line) are within walking distance, as is Bowes by predominantly two storey traditional/ Park railway station providing links to and from POLICY 19 TELFORD ROAD SITES (SITE 9); street based housing neighbourhoods. central London. A range of bus services are from This is a small collection of already cleared The transition into and beyond the area is stops along the A406 and Powys Lane/Brownlow housing opportunity sites with frontage to marked by two threshold points at the A406 Road, as follows: Telford Road. Key principles to be taken Telford Road/Bowes Road and the Bowes into account in new development proposals Road/Green Lanes junctions. 34 from Barnet High Street / Barnet Church to include: 3 Activities – developments will generally Walthamstow Bus Station be housing led with scope for mixed used 1 Respecting the prevailing local character 102 from Edmonton Green Bus Station to Brent of the area. Cross Shopping Centre 2 In so doing, building heights should not

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 69 oor frontage ﬂ Houses Flats Opportunity site houses Mews AAP boundary Flats with commercial/community ground 9. 10. sites Road Telford junction sites Road Road/Telford Bowes 12. Parade junction sites Way Road/Wilmer Bowes Ritz 13. 13

12 WILMER WAY WILMER

NORTH CIRCULAR ROAD (A406) 11 10 9 Fig 24. NCAAP Site Proposals Licence no. 100019820 Ordnance Survey and database right 2012. Copyright © Crown 70 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

higher that 3 to 4 storeys with the higher part for some houses at the rear and apartments therefore or particular importance. However, the of the building making use of the change of on the main road frontage. NCAAP recognises that this is a major junction levels across the site and the opportunity to 2 High quality new development of up to 5 and acts as a transition point or node between strengthen the turn of a street corner. storeys in height which directly addresses the two parts of the A406. The junction has recently 3 Buildings should directly address Telford main road is considered appropriate. been improved, traffic capacity increased and the Road with doors and windows. 3 On the land away from the central corner new pedestrian footbridge is now a prominent 4 Boundary treatment should be appropriate area and to the rear particular car is local feature. The environment, as the A406, to the area and ensure there is a clear required to ensure the amenities of existing A1110 Bowes Road and the B1452 Wilmer Way distinction between the public and private residents are protected. Three storey come together, is not one considered best suited realms. residential development would be more standard houses. New residential development 5 Improving residential amenity – new infi ll appropriate in these locations. should provide a strong built edge to this development provides the opportunity 4 The design of new housing development junction, with buildings adding activity and to help mitigate the impacts of the North must respond to townscape, views, approach movement to the pavements. New development Circular Road on existing housing in from all directions given the exposed and on the identified sites also has scope to improve adjacent streets. prominent nature of this site. conditions for existing local residents by reducing 5 In view of the traffi c dominated environment the negative impacts of this major road junction. These small sites are nestled within an around this junction and the new pedestrian However, the scale and form of new development established residential area with a strong bridge, the pedestrian environment is as it abuts and addresses existing dwellings will prevailing sub-urban character. Responding particularly important. Boundary treatments be an important consideration in development positively to that character and protecting the has a direct bearing on the pedestrian proposals for this area. amenities of existing local residents are the environment and care should be taken to critical issues associated with progressing ensure pedestrians feel safe and comfortable POLICY 21 BOWES ROAD/WILMER WAY redevelopment proposals for these sites. in this area. SITES (SITE 11) 6 The design of and landscaping associated New development on the part of the site POLICY 20 TELFORD ROAD/BOWES ROAD with new development should incorporate which addresses the Telford Road/Bowes CORNER SITES (SITE 10) measures to mitigate against noise and air Road junction should help defi ne and pollution. This is a key junction and point of transition enclose this key junction. Key principles for along the North Circular Road. New this part of the site include: This is an important and prominent corner development should help defi ne and site along the North Circular Road corridor. It 1 Site is appropriate for housing-led enclose this junction. Key principles to be has frontages to Pevensey Avenue, Telford redevelopment with the ground/lower fl oors taken into account in new development Road/Bowes Road and Olerton Road and the being appropriate for community uses proposals include: relationship between new development and the 1 New housing development providing a established residential environment around it is range of dwelling types with the opportunity

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 71 Telford Road/Bowes Road junction 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

2 Access and parking should be resolved via for ground fl oor community uses of The introduction of a new mews style the Wilmer Way entrance to the site. approximately 600 – 1,200sqm. development to the rear of the site along the 3 High quality design is a priority on this highly boundary with Broomfield School is seen as The junction is a key node along the A406 and prominent site with new development of up an appropriate exception to the general policy recognised as a point of transition in the local to 6 storeys being considered appropriate. seeking to resist backland development. This townscape. These large sites therefore present 4 New development on the lower and upper form of development is considered appropriate an opportunity to deliver high quality new fl oors, should address and be accessible in this circumstance in view of the relationship housing-led development with buildings that from the Bowes Road frontage. between the site and the school and the fact that directly address junction and treat it as a space 5 The design of and any landscaping development along this boundary would make and not simply a traffic dominated junction. associated with new development should the school more secure. However, great care will In doing so, a more balanced relationship incorporate measures to mitigate against noise need to be taken to ensure that the relationship should emerge between the existing traffic and air pollution. between any new development of Broomfield role of the junction and its role as a key point Secondary School is considered acceptable with of convergence for local people as they travel to The land to the rear of the corner plot issues relating to overlooking, overshadowing and school, to the local shopping centres and other presents the opportunity for new mews school security being particularly important. important local amenities. New development style development which could contribute can help improve the legibility of the area and signifi cantly to the provision of family POLICY 22 RITZ PARADE (SITE 12) create more active and pedestrian oriented houses in the area. Key principles for this building frontages. Mixed use development opportunities exist part of the site include: on sites either side of the central section of 1 Accessed directly off Wilmer Way, the site is The lower floors of the building addressing Bowes the parade. Key principles relevant to the suitable for two storey mews style housing Road could be appropriate for non-residential/ redevelopment of these sites include: with private gardens arranged along the community uses. The need to ensure that new 1 Redevelopment will retain and strengthen boundary with Broomfi eld Secondary School. development addresses the main road combined the commercial frontage at ground fl oor. 2 There is an opportunity to create a new link with the need to create living environments 2 On the west side, there is signifi cant scope to to the Ritz Parade subject to land conducive to family life presents particular incorporate a new modestly sized foodstore becoming available. challenges and an appropriate non-residential with some parking to the rear which would 3 Care should be taken in the design of the use in this location could therefore have some serve the centre as a whole with two storeys buildings and the boundary treatment to benefits. In addition, the concentration of new of fl ats above. respect residential amenity of occupiers of residential development both along the A406 and 3 On the east side redevelopment should the Bowes Road properties and to create an within the New Southgate area will give rise to benefi t from bringing the existing parking appropriate boundary between the school the need for significant community infrastructure area into everyday use so this area can and the dwellings. which such a use could help address. However, benefi t the viability of the centre more directly. significant access issues will need to be resolved Combined, the sites have the capacity for if this use is to be considered appropriate in this approximately 55 dwellings with capacity busy location.

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 73 Ritz Parade

74 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

4 On the east side there is potential for smaller new community facilities in this key large local 1 Provision of high quality new housing which commercial units on the ground fl oor with centre site will need to be an important part of delivers a range of housing types. two storeys of fl ats above. the proposed land use mix. 2 New housing should directly address and be accessed from Bowes Road with windows The sites either side of the central part Notwithstanding the Council’s preference to and door facing the street and providing of the Ritz Parade have potential for a see the main part of the parade retained, if activity. total of approximately 28 new residential proposals came forward for comprehensive 3 Development should take particular care dwellings which represents a net increase redevelopment, opportunities would exist to to ensure the amenities of residents in of approximately 20 units. further strengthen the viability of the commercial surrounding streets are not adversely element of the scheme through the provision affected. If a comprehensive redevelopment of a consolidated, modern purpose built 4 The principal vehicular access point is from of the whole parade is promoted, in accommodation with public associated parking. Powys Lane with access also being provided accordance with Core Policy 30, a In view of the townscape value of the existing via Broomfi eld Road. planning/development brief for the site parade, emphasis would be placed on the need 5 The mature trees on the site provide the will be required to help guide development to deliver a high quality scheme which provides opportunity to provide high quality shared proposals. This brief should be prepared a visual reference point for those travelling along open amenity space for the enjoyment of with the benefi t of the active involvement of the main road corridor. Comprehensive change new and existing residents. the local community. may also enable new development to be of a 6 Development should improve access to the The commercial viability of the Ritz Parade and higher density subject to the need to respect local network of green spaces. In particular, the small adjacent parade to the west has been local townscape character and other policies in there is also the opportunity to deliver undermined by the recent road improvements. the Plan. If comprehensive redevelopment of the improvements to the nearby small open Valuable parking spaces were removed, causing Parade is being promoted it may be appropriate space at the northern end of Russell Road. parking to spill over onto adjacent streets giving to consolidate the commercial uses to the central 7 New development addressing Bowes Road rise to some local concerns. The mixed use part of the site. should be 4 storeys with dwellings within the building on the corner of Powys Lane has also site reducing to three storeys. been demolished. Whilst the policy envisages POLICY 23 BOWES ROAD SITES (SITE 13 – the central section of the parade – a building POWYS LANE TO BROOMFIELD ROAD) This large site has the capacity for the that acts as a local landmark and benefits from delivery of approximately 130 additional This large site will deliver a range of townscape merit – being retained, with no dwellings. housing types and present a strong built formal protection, the site may come forward edge to Bowes Road taking advantage of This is a major site with the potential to deliver for comprehensive redevelopment. Such an existing access points into the site. Key a significant proportion of the new residential approach could help address the complex land principles relevant to the redevelopment of development envisaged for the area. The ownership patterns in the area and would not in these sites include: site is deeper than many other sites given itself be considered contrary to the policy above. the alignment in the A406 and this enables If a more comprehensive approach is pursued, new development to turn into the site whilst

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 75 GREEN LANES (A105)

C H E Q

14 U O E A R KT S H

O W RP E R A

OAD Y

15 NORTH CIRCULAR ROAD (A406)

16 17

18 19 MELVILLE GARDENS

14. Southgate Town Hall 15. Green Lanes north site 16. Green Lanes/Elmdale Road site 17. Green Lanes/North Circular Road site 18. Bowes Road south site 19. Old Labour Exchange site 20. Birchwood Court site

GREEN LANES (A105) AAP boundary

76 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

maintaining an acceptable relationship the junction presents opportunities for redevelopment of community infrastructure across the area with properties along Westminster Drive whose and investment (15 and 16) together with the Tottenhall Infant School and St Michael-at-Bowes gardens back on to the site. A new pedestrian Old Labour Exchange (18) adjacent to the petrol Junior School located to the south east of the at-grade crossing has been provided as part of station on the south side of the road which is NCAAP area and St Anne’s Catholic High School the TfL improvements to the road corridor and a particular local eyesore. Opportunities also for Girls just beyond the NCAAP boundary in this should improve the chance of new residents exist further north along Green Lanes (14) and Palmers Green. The Palmers Green Mosque and being able to support the short parade of local the Southgate Town Hall site (13), owned by the adjacent Darji Pavilion are major community businesses on the opposite side of the A406. Enfield Council, now benefits from a planning facilities for the local Muslim community. brief. Some smaller residential sites have been The existing mature trees on the site are a identified to the east of the area (4). Townscape (Fig 27) particular asset and where possible these should be retained. The New River is nearby and to Activities (Fig 26) The majority of the development sites are located help improve the quality of the open space along Green Lanes. The ancient thoroughfare The area is arranged around the commercial network in the area, there is an opportunity along of Green Lanes is one of London’s longest spine of Green Lanes. South of the A406 Russell Road to improve a small public space commercial streets and presents a diverse junction Green Lanes provides a wide variety of along the New River path which has the potential range of cultures which reflect the numerous commercial uses which serve the everyday needs to benefit the wider community. communities it serves along its length. of local residents. North of the junction the commercial spine is more fractured with some 4.6 NEIGHBOURHOOD PLACE 3 – South of the A406 the urban structure is ground floor residential uses being introduced. GREEN LANES composed of regular urban residential blocks with two storey, typically semi-detached housing The area is bound to the west by the railway The Regents Avenue Industrial Estate occupies addressing the street. These streets, oriented lines, and the New River to the north as it a prominent location just behind the commercial east-west, provide good and frequent access to sweeps east of Palmers Green. To the east the unit on the north east corner of the junction. The Green Lanes. The townscape quality of Green boundary is formed by Wolves Lane and Princes majority of this site is occupied by a bus depot. Lanes itself is variable with some good quality Avenue. The designated Large Local Centre The Enfield Employment Land Review 2012 parades which have retained their historic of Green Lanes provides the focal axis for this recommended that the site is retained in the qualities, and some more fragmented stretches predominantly residential area. short to medium term for employment uses. which would benefit from investment and, in places, redevelopment. Opportunity sites (Fig 25) Southgate Town Hall building is on the northern boundary of the NCAAP area and benefits from Development opportunities in this part of the Unusually for a major intersection and in contrast a planning brief which identifies a range of AAP area are concentrated around the junction to other major junctions along the route of Green potential community uses that would be suitable between the A406 and Green Lanes (1). In Lanes, the junction with Bowes Road/A406 within the existing building. Beyond that, particular, the land on the northern side of this schools and churches provide the main elements

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 77 Local environments across the Green Lanes neighbourhood place

78 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 79 J

M G

GREEN LANES (A105)

C H E Q E U O E A R KT D S H

O W RP E R A

OAD Y

I F

NORTH CIRCULAR ROAD (A406) L A. St Michael at Bowes Junior School B. Tottenhall Infant School C. Trinity at Bowes Church & Buffer Bear Nursery D. The Darji Pavilion and Palmers Green Mosque E. Southgate Town Hall site

C MELVILLE GARDENS F. Palmers Green Baptist Church G. St Anne’s High School, Upper Site H. Green Lanes I. Green Lanes north H J. Palmers Green K A K. Tottenhall Road parade B L. Regents Avenue Industrial Estate M. Travis Perkins site

Industrial

Commercial

Community

GREEN LANES (A105)

AAP Boundary

80 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

GREEN LANES (A105)

C H E Q

U O E A R KT S H

O W RP E R A

OAD Y

NORTH CIRCULAR ROAD (A406)

MELVILLE GARDENS

Point of transition

AAP boundary

Opportunity site

Positive frontage

GREEN LANES (A105) Neutral frontage

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 81 GREEN LANES (A105)

C H E Q

U O E A R KT S H

O W RP E R A

OAD Y

NORTH CIRCULAR ROAD (A406)

MELVILLE GARDENS

Train station

Bus stop

Primary road

GREEN LANES (A105)

AAP boundary

82 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

GREEN LANES (A105)

C H A E Q

U O E A R KT S H

O W RP E R A

OAD Y

NORTH CIRCULAR ROAD (A406)

MELVILLE GARDENS

A. Oakthorpe Road sports grounds B. Cherry Blossom Close playing ﬁ elds

Open/green space

River

GREEN LANES (A105)

AAP boundary

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 83 GREEN LANES (A105) C H E 14 Q U

E O R AKT S H OR W

PE R

OAD A Y 20

NORTH CIRCULAR ROAD (A406) 16 17

18 19 MELVILLE GARDENS 14. Southgate Town Hall 15. Green Lanes north site 16. Green Lanes/Elmdale Road site 17. Green Lanes/North Circular Road site 18. Bowes Road south site 19. Old Labour Exchange site 20. Birchwood Court site

Opportunity site

Flats with commercial ground ﬂ oor frontage

Flats

GREEN LANES (A105) Houses

Mews houses

84 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

does not act as a particularly prominent node. N29 from Enfield to Trafalgar Square Across these sites there is potential for However, given the magnitude of the junction approximately 135 additional new dwellings which clearly acts as a major node on this supported by a range of commercial and Public realm and open space (Fig 29) major intersection, the buildings do not respond other uses. particularly positively. Whilst the buildings on This eastern part of the NCAAP suffers from a 2 Townscape – protection of and improvement the south side present an active commercial edge lack of publicly accessible open space. Larger to the Green Lanes commercial frontage to the street at ground floor level, the pedestrian spaces exist on both the north and south sides is a priority, particularly south of the environment north of the junction is far less of the A406 but they are not generally publicly A406 junction. The strengthening of the successful. accessible. The waterway do provide an informal junction with the A406 in townscape terms leisure and walking resource and, in particular, is another priority through the mixed use Beyond the junction to the north, Green Lanes parts of the New River Path are in good condition redevelopment of opportunity sites on the becomes more fragmented as a commercial spine and act as a valuable local amenity. north side of the junction. before the Palmers Green approach. 3 Activities – New development which POLICY 24 GREEN LANES strengthens the commercial uses along Green Movement and connections (Fig 28) NEIGHBOURHOOD PLACE Lanes both north and south of the A406 will be strongly encouraged. Existing community Palmers Green is the nearest railway station Key principles that will guide change in the uses should be maintained and supported which provides train services into central London Green Lanes neighbourhood place are as wherever possible, with any refurbishment of in under 30 minutes. The network of bus routes follows: buildings retaining community use. ensure the area is well connected with its 1 Development sites – the following 4 Public realm and open space – the public hinterland. The routes serving the area include: development sites are identifi ed which have realm along Green Lanes should be the scope to deliver a mix of uses including improved. Green routes in the area should 34 from Barnet High Street / Barnet Church to new high quality housing, employment be strengthened, particularly the New Walthamstow Bus Station uses, community facilities and new retail River Path and other waterway routes. 102 from Edmonton Green Bus Station to development. New development in areas of open space Brent Cross Shopping Centre • Southgate Town Hall site; defi ciency will be required to improve 121 from Enfield Island Village to • Green Lanes north sites; access to existing open space network. Turnpike Lane Station • Green Lanes/A406 junction site north west; The waterside spaces along the New River 141 from Green Lanes/A406 junction to • Green Lanes/A406 junction site north east; corridor are a priority in this regard. London Bridge • Green Lanes/A406 junction site south west; 5 Infrastructure – the signifi cant planned 232 from Stonebridge to Turnpike Lane Station • Green Lanes/A406 junction site south east; residential growth in this area must be 329 from Enfield to Turnpike Lane Station • Birchwood Court sites. supported by appropriate contributions to W4 from the Great Cambridge Road junction to the provision of community infrastructure in Tottenham Hale accordance with Policy 4 and Policy 5 above.

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 85 Southgate Town Hall 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

This general policy should be read in important junction. framework for this prominent and important conjunction with more specifi c policies for Council owned site. Protection is given to the larger/more signifi cant development sites The junction is identified as a point of transition existing community uses and new uses are within the Green Lanes neighbourhood place. along the North Circular Road corridor. It is a identified as being appropriate future uses for the key junction and acts as an important point of building. These include health uses should the Green Lanes is one of London’s longest and orientation. This role could be strengthened need arise. oldest high streets. This stretch of Green Lanes with the redevelopment of the sites on the north is varied with the southern end being part side if they came forward. The area around the Prevailing building heights range from three of the extensive commercial high street that junction is one of the more accessible locations storeys in Shapland Way with the new housing stretches south to Wood Green and continues to in the Borough with a PTLA rating of 4. This, development opposite the site rising to four Newington Green. There are continual, largely combined with the wide range of retail and storeys. The site presents the opportunity to independent, commercial uses leading north up community services and facilities along Green secure the long term community-based use of to the junction with the A406. On the north side Lanes makes the location a highly sustainable the building. The site does benefit from a river of the junction this continuity is broken by some one for new development. frontage which is not something the current residential uses and more generally the street building exploits. There is no public access to edge weakens and in this location Green Lanes Other key sites include the New Southgate Town the river side. The opportunity to introduce new no longer operates as a local high street. hall which has potential for ongoing community housing development on the western side of the uses and some new residential development. site will enable the site to take advantage of The sites around the junction present the most this environmental asset. Care will need to be significant development opportunities although POLICY 25 SOUTHGATE TOWN HALL taken to protect the amenities of properties along ownership is mixed and generally fragmented (SITE 14) Palmerston Crescent whose back gardens back which will make bringing the sites forward more on to the river opposite the site. difficult. The commercial sites on the south side In accordance with the Southgate Town Hall are in reasonable condition with few vacancies planning brief, the principal spaces in the POLICY 26 GREEN LANES SITES (SITE 15) and the buildings are occupied by residential former town hall and library building will uses on upper floors. The street benefits from be retained refurbished and/or converted Sites at the northern extents of the Green a strong building line and both sides of the with appropriate uses including community Lanes Large Local Centre provide an street contribute well to the local high street and offi ce/commercial uses. The site is also opportunity to establish a more distinct character. On the north side of the road the high appropriate for new high quality residential relationship between the Palmers Green street character is far less strong and the street development on the Shapland Way and District Centre and the Green Lanes is much weaker as a result. Whilst ownerships New River frontages. Large Local Centre. The Council will will again be fragmented, Green Lanes would therefore take a fl exible approach to In addition to the refurbished fl oorspace, benefit from these sites coming forward in the proposed ground fl oor uses on sites in this this site has the scope to deliver up to 35 longer term and in doing so they would present a location. Key principles relevant to the dwellings. valuable opportunity to strengthen the role of this redevelopment of these sites include: The Southgate Town Hall planning brief was adopted in October 2011 and provides a planning

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 87 Green Lanes/A406 junction

88 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

1 New development will present a strong 1 New development should contribute POLICY 28 GREEN LANES/A406 and active built edge to Green Lanes with positively to the local townscape and take JUNCTION SITE SOUTH WEST (SITE 18) windows and doors addressing the street the opportunity to strengthen this prominent This is a small housing opportunity site. Key directly. corner with high quality development. principles relevant to the redevelopment of 2 Entirely residential schemes may be 2 Both the Bowes Road and Green Lanes this site include: considered appropriate where they are frontages should be addressed by new of suffi ciently high quality in terms of their development. 1 This cleared site presents an opportunity for design and materials. 3 The site is appropriate for retail/commercial a new housing development which continues 3 New buildings in this location should respect uses on the ground fl oor. Upper fl oors could the strong residential building line from the local townscape character and in doing so accommodate a mix of new offi ces and site’s neighbouring Bowes Road houses. be approximately three or four storeys in residential development. 2 Boundary treatment will be important to height. 4 It is appropriate for new development to be ensure there is a clear distinction between 4 New development opportunities will be approximately four to fi ve storeys in height public and private environments. expected to respond to the transitional at this important node and point of transition 3 There is scope to provide vehicular nature of this active corridor. on the road corridor. access to the site via the access lane on site immediately to the east, subject to Green Lanes in this location no longer operates This is a prominent and important junction negotiation and approval of relevant land as a local high street. Whilst commercial ground along both the North Circular Road and Green owners. floor uses may be appropriate, such uses are not Lanes. This is one of a series of key points along 4 Buildings should be a maximum of three considered a requirement in this location. Emphasis the A406 corridor that provide the opportunity storeys. will be placed on the quality of the design and to provide a point of orientation. The road has importance of delivering a building which addresses been widened and the capacity of the junction This site is regular in shape and presents an the street in an appropriate manner. improved but the buildings which form this key opportunity for new housing development which junction, particularly on the north side, are low would benefit from the shops and services and POLICY 27 GREEN LANES/A406 JUNCTION key and fail to address this key junction in a public transport facilities provided nearby along NORTH (SITES 16 AND 17) positive way. Green Lanes. Access to the site would need to be resolved. There is an existing service/ The parcels of land either side of Green access lane to the rear of the Green Lane shops Lanes on the north side of the junction with which has the potential to provide the site with the A406 present major opportunities for a vehicular/parking access although ensuring new development to address the prominent this provides an open and accessible access to corner. Key principles relevant to the the site at all times is likely to require further redevelopment of this site include: investigation.

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 89 Former Labour Exchange site

90 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

POLICY 29 GREEN LANES/A406 JUNCTION SITE SOUTH EAST (SITE 19)

This former Labour Exchange site is suitable for commercial/ofﬁ ce accommodation. Key principles relevant to the redevelopment of this site include: 1 New commercial development will address the A406 directly and create a strong street frontage at this key junction; and 2 The height of new building should be approximately three storeys.

This small site, formerly the local labour exchange, has remained undeveloped for some considerable time. Whilst it falls outside of the designated Green Lanes Large Local Centre, with its prominent A406 frontage, it presents an opportunity for commercial development appropriate to its setting between the petrol filling station and the Clock House retail parade. Subject to TfL’s views and the nature of the proposed use and associated traffic generation, there is scope to establish access/egress to/from the site via both the A406 and Princes Avenue.

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 91 SECTION 5

View towards Bowes Primary School along Bowes Road

94 5 INFRASTRUCTURE PRIORITIES AND DELIVERY MECHANISMS

5.1 INTRODUCTION 5.3 KEY INFRASTRUCTURE REQUIREMENTS SITE DELIVERY TIME FRAME The North Circular Regeneration Priority Area is 1 Ladderswood Estate 2013/18 Education in the south west of the Borough. It is an area 2 Western Gateway site A 2018/20 Policy 4 outlines the most current local education that is predominantly residential in character and 3 Western Gateway site B 2018/20 needs for the area. The Council will secure one that has suffered from lack of investment, 4 Western Gateway site C 2018/20 financial contributions from development in line resulting in blight and a poor environment. 5 New Southgate Station 2017/18 with the Council’s adopted s106 SPD to fund the local need for more school places. The Core Strategy envisaged that approximately 6 Coppicewood Lodge 2017/18 2,000 new homes will be delivered across the 7 Arnos Grove Station 2017/18 Provision of Flexible Community NCAAP area within the plan period of up to Arnos Pool, Bowes Road Library 8 2016/17 Infrastructure Space 2020. This Action Plan has reviewed the detail and Arnos Grove Medical Centre level of housing growth and has identified a 9 Telford Road sites 2014 Through private sector development the Council number of sites that, combined would deliver in 10 Telford Road/Bowes Road corner 2014/15 will secure financial contributions to deliver the region of 1300 new homes. The delivery of improvements in community infrastructure 11 Bowes Road/ Wilmer Way sites 2014/15 this housing growth will need to be coordinated provision to fulfil a range of social infrastructure 12 Ritz Parade sites 2016/17 alongside the delivery of all necessary supporting requirements. With detailed requirements yet to infrastructure and will need to be phased 13 Bowes Road sites 2014/15 be determined in liaison with community service alongside the delivery of these sites. 14 Southgate Town Hall 2014 providers, the AAP needs to deliver a flexible 15 Green Lanes north 2016/17 planning and development framework. 16 Green Lanes Junction NW 2016/17 5.2 PHASING PLAN 17 Green Lanes Junction NE 2016/17 In the NCAAP area, there are pockets of high deprivation affecting children and families. The NCAAP has identified 20 opportunity sites. 18 Green Lanes Junction SW 2016/17 There are also significant numbers of teenage An indicative phasing plan for the AAP is set out 19 Green Lanes Junction SE 2016/17 pregnancies and mobile families, not in below which illustrates the delivery time scales 20 Birchwood Court 2014 permanent accommodation. Community of each opportunity site. Fig 31. Site phasing facilities should prioritise the provision of specific support to young parents, children in the early years and vulnerable children in mobile families. In particular, there is a need for safe local, accessible and good quality community and play areas through improvements to existing and the provision of new facilities to encourage active physical and social development.

A number of opportunity sites are identified as having the capacity and suitable location to

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 95 community meetings, training and development fulfil a variety of local needs, some of which are OPPORTUNITY SITE DESCRIPTION identified below. classes, coffee mornings, a crèche and also has Site 1 - Ladderswood Estate Minimum 300sqm Community the potential to become a social enterprise for the Space – potential uses yet to be Childcare facilities children and young people. determined. Management of the facility to be provided by One The North Circular AAP falls within the Housing. Some youth provision is Elderly Care to be explored. authority’s major areas of deprivation, and there will be a need to ensure that as well as providing The NCAAP area also has a higher proportion of Possibility to include the sufficient childcare facilities for three and four older residents. New development opportunities relocation of services currently offered at 10 Danford House year old pre-school children, there is a need to must take into account the needs of older to more visible and inclusive ensure that infrastructure provision caters for residents in terms of security and mobility. In location within New Southgate, particular, new development should contribute ideally close to Arnos Grove deprived younger children. Local Centre, which benefi ts from towards the provision of appropriate community good levels of public transport The situation remains dynamic but as a centres locally in the three neighbourhood places accessibility. minimum the North Circular AAP area should and the need for links to supportive community Site 2 - Western Gateway site A Community facilities as part of organisations to help older residents overcome a mixed development scheme. seek to secure provision of 60 part time nursery Floorspace as yet undefi ned. places. The Council will keep the situation under social isolation. Site 6 Coppicewood Lodge Community facility connected continual review. The private sector may respond to new residential development, to fulfil this additional demand resulting from the local open spaces and Bowes Road frontage to complement planned housing growth and the AAP identifies existing activity. a number of potentially suitable locations where Site 11 - Bowes Road/ A minimum 600sqm of such community facilities could be located. Wilmer Way sites community/fl exible uses.

However, the Council is aware of the range of Site 12 - Ritz Parade sites Provision of community facilities to be factors that may influence delivery by the private determined by planning brief if site sector such as the availability of suitable sites comes forward for comprehensive development. and premises and the viability of delivery. Fig 32. Sites with proposed ﬂ exible community infrastructure

Play Development The Play Development Team (Community Access, Childcare & Early Years) has identified a need for an adventure playground within the area. The success of the Florence Hayes Adventure Playground in Edmonton provides a useful reference point. The centre could also be used as a community hub. It could lend itself to

96 health services in the Bowes Road area. This is Provision of Health Infrastructure Space OPPORTUNITY SITE DESCRIPTION supported by a public health needs assessment. and Programmes Site 8 - Arnos Pool, Bowes A new modernised medical Together with the commissioning strategy for Road Library and Arnos facility of some 750 sqm The regeneration of the NCAAP area provides Musculo Skeletal (MSK) services, this underpins Grove Medical Centre providing new opportunities to a unique and very important opportunity the need to identify a suitable location at the combine three local GP practices to make better use of existing facilities and into a joint and expanded Haringey/Enfield/ Barnet Border, which will be service in response to changing services. Steps will be taken to strengthen strategically placed to deliver more local services. needs of the local population. existing local health networks and infrastructure, Site 14 - Southgate Town Hall Enhanced setting cluster of including pharmacies, dentists, health centres community facilities with good and children’s centres – improving promotion, accessibility to Arnos Grove Station. Upgrade and possible signposting and ease of access locally. expansion of Doctor’s surgery.

Through new development opportunities, the Feasibility of the ground ﬂ oor of Bowes Road Library to Council will secure financial contributions to accommodate new family and improvements in local health provision to support sexual health service (to be explored). planned housing growth and improve existing deficiencies in health provision. Research Fig 33. Sites with proposed health infrastructure undertaken by the Council using the HUDU model reveals that approximately £7 million is estimated to be needed to support the Plan’s proposed level of housing growth.

Primary healthcare services for the area arising from the planned housing growth will be delivered through new floorspace (expansion of existing facilities and/or new facilities) as well as investment in and delivery of existing and new healthcare programmes. One of the key aims is to ensure the long term sustainability of healthcare services in the area, and address key issues such as population growth and meeting the particular healthcare needs of a diverse local ethnic population.

Enfield Community Services have established a need to improve access to family and sexual

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 97 Open Space, Blue Ribbon Network and OPPORTUNITY SITE DESCRIPTION Biodiversity Improvements New River Improvement Local environmental and Recognising that NCAAP area provides limited opportunity (Fig 21) biodiversity enhancements. Formalise pubic access. opportunities to provide new open spaces, it is more appropriate to consider other options Cherry Blossom Close (Fig 29) Continue to explore opening up public access and introduce for improving the quality of and access to functions normally associated existing public open spaces. Existing areas of with a small local park, such as children’s play and landscaped open space could be diversified to incorporate areas, into part of the space elements of natural / semi natural greenspace. to alleviate part of the existing deﬁ ciencies. In addition, green linkages and the area’s blue New public square outside Detailed in New Southgate Arnos Grove Station entrance Masterplan ribbon network, centred around the New River and Pymmes Brook, should be improved. This The enhancement of Secured funding through S106 highways land for contributions. is particularly the case between areas of open biodiversity, particularly space deficiency. Existing natural green spaces adjacent to the North Circular Road, additional located within the area have the potential to tree planting and greening. create linear habitat spaces incorporating linear routes and back gardens. Ecological enhancement Detailed in New Southgate of existing open spaces Masterplan Proposals for new development will need to including, Millennium Green, address the additional open space needs High Road Open Space and Grove Road open space. generated as a result of the development. Any improvement to open space provision required Grove Road Open Space Grove Road Open Space) is (Fig 16) an amenity greenspace that would be funded by the developer and secured may have the potential to through planning conditions and / or section 106 accommodate ‘good’ standard play equipment agreements. New opportunities for Through the redevelopment of children’s play space to be appropriately sized development introduced as part of new sites. development schemes.

Fig 34. Proposed open space, blue ribbon network and biodiversity improvements

98 Transport and Sustainable Travel OPPORTUNITY SITE DESCRIPTION Improvements to the Highlighted as priorities within Although the NCAAP area is dominated in entrance, car parking and the New Southgate Masterplan. large parts by the A406 corridor and associated, general safety of New vehicular traffic, it contains New Southgate Southgate and Arnos Grove Stations. and Arnos Grove stations and a number of New Southgate Station Interchange enhancements opportunities for sustainable travel. The Highlighted as priorities within development proposed through the AAP would the New Southgate Masterplan. provide a number of improvements to the Greenway Routes - Provide a cycle and walking route transport network. • Enfi eld Town to New passing through and connecting Southgate parks and green areas as well • Grovelands Park to Proposed as using low traffi cked routes. • NCR12 The scheme will include:- the provision of new and upgrading • Greenway Route Arnos of existing paths to shared use; Park to improved surfaces; the provision • Old Park Road of new and upgrading of existing pedestrian and cycle crossing facilities; traffi c calming where the route crosses high speed roads; improved lighting; the removal of barriers to cyclists; improved accessibility across bridges; route signing and junction improvements

Fig 35. Proposed transport improvements

NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 99 5.4 NEXT STEPS

Consultation on the soundness of the policies within this document as it progresses Proposed Submission NCAAP through the plan-making process. Once adopted, policies within the document will be used The Area Action Plan is being formally published alongside policies contained in the London Plan, on the 8th March 2013 for a 6 week consultation Core Strategy and other Local Plan documents to period. The NCAAP and all its supporting determine planning applications in the area. documentations will be made available by visiting the Council’s website at: www.enfield. gov.uk/NCAAP or hard copies of the Plan are available to view in all of Enfield’s Libraries and the Civic Centre. Public exhibitions and consultation workshops to promote the Plan’s publication will be held between March and April (details of these events will be made available on the Council’s website: www.enfield.gov.uk/ NCAAP).

For further information relating to the consultation process, please contact the Local Plan team on: 020 8379 3866 or email ldf@ enfield.gov.uk

Submission and Examination The comments received from this publication stage will then be submitted with the final submission version of the NCAAP, along with all supporting documents such as the final Sustainability Appraisal and EQIA. The examination process is subject to the Planning Inspectorate’s time frames and resources, however, the Council anticipate this could be undertaken in late summer/early autumn of 2013.

From the Proposed Submission Stage going forward, greater weight will be afforded to the

100 NORTH CIRCULAR AREA ACTION PLAN Proposed Submission Draft February 2013 February Proposed Submission Draft AREA ACTIONNORTH CIRCULAR PLAN Examination Production production Pre- Adoption

Representations Community Community and participation involvement / involvement / in examination consultation consultation Pause inNCAAPpreparation Pre-Submission document Pre-Submission document Independent examination NCAAP IssuesandOptions Submission ofNCAAPto Monitoring andReview NCAAP Preferred Options Council adoptNCAAP Evidence Gathering Secretary ofState Secretary NCAAP Towardsa for Core Strategy NCAAP Late 2013/early 2014 Spring /summer2013 Ongoing following Autumn 2013 2011/2012 Early 2013 adoption 2008/9 2008 2007

Sustainability Appraisal 101

Allies and Morrison Urban Practitioners www.enfield.gov.uk