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

Enfield 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

all road

aterf W

BOWES ROAD

s e an

L n ee r G north circular S road (a406) tation north circular road (a406) road (a406)

Road

north circular

anes Bounds Green

R oad Green L

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 34 Enfield 4 Enfield's Council Core Strategy Spatial Adoption November Strategy 2010

Fig 2. The Enfield Spatial Strategy (Enfield Core Strategy, 2010)

Figure 4.2 Key Diagram

10 1 INTRODUCTION AND CONTEXT

1.2 Context

THE NATIONAL, REGIONAL AND The Enfield 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 P

P

POST OFFICE

POST OFFICE

Palmers Green BARNET Arnos Grove/ ENFIELD New Southgate P

POST P OFFICE Arnos P Grove S

POST S OFFICE P S New Southgate P A406 P A406 Bowes Road Green

POST POST Lanes OFFICE OFFICE

P P

ENFIELD POST OFFICE HARINGEY P Bounds Green Bowes Park POST OFFICE

P

S S P

S

BARNET HARINGEY

Community Life

Wood Green

POST Tube station Rail station Library OFFICE Post office Place of worship AAP boundary Borough boundary Local shops Supermarket Fashion Retail park Cinema Major road Fashion Fashion Fashion Railway Secondary Swimming Primary school College Sports centre River P S school pool Centre within AAP Park Sports pitches Allotments Health centre 800m isochrome

Fig 5. Community life plan (2011) This plan shows the existing, extensive range of community infrastructure serving the NCAAP area. 24 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

Policy 2 New and refurbished homes SITE DESCRIPTION OF OPPORTUNITY Ownership

Mixed use housing led high density Identified sites within the North Circular 1 Ladderswood Estate Enfield 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 identified and development contributing to this housing delivery are as Potential for health centre and housing 6 Coppicewood Lodge Enfield Council follows: development Mixed use development incorporating Redevelopment of the Ladderswood Estate 7 Arnos Grove Station Transport for London retail, housing and public parking and the National Grid and builders’ merchant Arnos Pool, Bowes Road Library 8 Expansion of community facilities Enfield Council site opposite present the most significant and Arnos Grove Medical Centre regeneration opportunity. However, the selective 9 Telford Road sites Mixed housing development Notting Hill Housing Trust refurbishment and redevelopment of the string of sites either side of the North Circular Road will 10 Telford Road/Bowes Road corner Mixed housing development Notting Hill Housing Trust Bowes Road/ Mixed housing development with scope have an equally significant impact on the area 11 Notting Hill Housing Trust Wilmer Way sites of community use on ground floor as a whole. The AAP, in bringing these sites Mixed use development including retail, with forward, will finally be able to address directly Mixed private (including Notting Hill 12 Ritz Parade sites housing above, community use and public Housing Trust) the blight created from the uncertainty over parking the road improvements. Other significant sites Mixed housing development with amenity 13 Bowes Road sites Notting Hill Housing Trust with potential to contribute to the regeneration space of the area include the land around Arnos Grove Conversion and new build for a mix of 14 Southgate Town Hall Enfield Council Station. However, TfL are currently considering uses including housing and community uses the redevelopment of these sites given their 15 Green Lanes north Housing development Private current use in providing popular commuter Mixed private (including Notting Hill 16 Green Lanes Junction NW Mixed use high density development parking at present. The Southgate Town Hall Housing Trust) site also provides an opportunity for investment, 17 Green Lanes Junction NE Mixed use high density development Private including the provision of an upgraded library Mixed private (including Notting Hill 18 Green Lanes Junction SW Housing development with additional community facilities alongside a Housing Trust) new high quality housing development that helps Mixed use housing and commercial 19 Green Lanes Junction SE Private to address local housing needs. The Council is development actively progressing this opportunity. 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 ay

Arnos Grove Wilmer W

6 7 8 5 Arnos Grove/ 11 New Southgate Neighbourhood Place 10 12 6) 0 north circular road (a406) 4 New Southgate a ( S d 9 tation R a o r r la 13 u Bowes Road oad c 1 ir Neighbourhood Place c h t 4 r o n 3 2

Bounds Green R

oad (a109)

Bounds Green Bowes Park

Fig 7. NCAAP opportunity sites and Enfield Local Plan policies map for Draft DMD May 2012 © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

26 Opportunity sites: Palmers Green 1. Ladderswood Estate site 2. Western Gateway site A 3. Western Gateway site B 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 9. Telford Road sites 10. bowes Road/Telford Road junction sites

anes (A105) 11. bowes Road/Wilmer Way junction sites 12. Ritz Parade 14 13. bowes Road sites 14. Southgate Town Hall 15. Green Lanes north site Green L 16. Green Lanes/Elmdale Road site 17. Green Lanes/North Circular Road site 18. bowes Road south site north circular road (a406) 20 19. Old Labour Exchange site 15 20. birchwood Court site north circular road (a406) Opportunity site

16 17 AAP boundary

Neighbourhood places boundaries (indicative only)

Local Plan Proposals Map 18 19 allocations:

Local centre / retail parade Green Lanes Neighbourhood Place Major centre

Locally important industrial site

Regeneration Priority Area

Local open space

Metropolitan open land

Site of Borough importance for nature conservation

anes (a105) Site of local importance for nature conservation

Site of metropolitan importance for nature conservation

Green L Wildlife corridor (diagrammatic)

Green chain missing link

north circular area action plan Proposed Submission Draft February 2013 27 Nearest Public Transport London Plan densities* London Plan number of homes* AAP appropriate AAP gross external AAP appropriate AAP approximate AAP approximate AAP total approximate AAP site specific Approx. existing Net housing place/ Site Existing use Proposed use Approx. area (Ha) Accessibility Level building height area of flats number of number of number of number of residential appropriate density number of gain centre to site (PTAL) Low High Low High (storeys) per floor (sqm) storeys of flats flats per site houses per site units per site (units/ha) homes

1 239

2 112

3 203 New Southgate Masterplan Calculations New Southgate Masterplan Calculations 4 49

5 84

6 23

7 56

Swimming pool, library 8 Retain existing n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a 0 and medical centre

Arnos Grove / New Southgate / New Arnos Grove 9A Vacant Flats 0.03 3 40 80 1.2 2.4 3 165 3 5 0 5 177.4 0 5 9B Vacant Houses & flats 0.095 3 40 80 3.8 7.6 3 175 3 6 4 10 101.5 0 10 9C Vacant Houses & flats 0.056 3 40 80 2.2 4.5 3 225 3 7 3 10 183.2 0 10

5 for flats facing North 690 5 Circular/3 for flats to 10 Family homes Houses & flats 0.35 4 55 115 19.3 40.3 43 23 66 187.8 25 41 rear of houses/ 3 for houses 175 3

11A Gardens Mews houses 0.44 4 55 115 24.2 50.6 2 0 - 0 25 25 56.8 0 25 11B Houses Flats 0.18 4 55 115 9.9 20.7 5 800 5 43 0 43 238.9 10 33 12A Mixed Retail w. flats above 0.21 4 55 115 11.6 24.2 3 450 2 10 0 10 46.1 0 10

owes Road B owes 12B Mixed Retail w. flats above 0.25 4 55 115 13.8 28.8 3 845 2 18 0 18 72.7 8 10

4 for flats facing North 2425 4 Circular/3 for flats not 13 Vacant & houses Houses & flats 1.5 4 55 115 82.5 172.5 132 19 151 100.8 20 131 facing North Circular/ 3 for houses 865 3

14 Southgate Town Hall Community & flats 0.24 3 40 60 9.6 14.4 3 1000 3 35 0 35 150 0 35 15 Garage Flats 0.08 4 55 115 4.4 9.2 3 300 3 10 0 10 121.0 0 10

Car sales, retail with flats Commercial with flats above 16 0.05 4 55 115 2.8 5.8 4 840 3 27 1 28 561.9 0 28 above and infill house

17 Retail Commercial with flats above 0.098 4 55 115 5.4 11.3 4 890 3 29 0 29 293.0 0 29

Green Lanes Green 18 Vacant Houses 0.12 4 55 115 6.6 13.8 3 0 3 0 6 6 50.0 0 6 19 Vacant Commercial with flats above 0.13 4 55 115 7.2 15.0 3 465 2 10 0 10 76.9 0 10 20 Vacant Flats 0.04 2 40 80 1.6 3.2 3 220 3 7 0 7 177.4 0 7

Cherry Blossom Close Completed residential development ------130 12 142 - 0 142

Corner of Green Lanes and Elmdale Completed residential development ------27 0 27 - 0 27 Road

Fig 8. Capacity schedule for opportunity sites Total 1335 * 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 flats approximated by following calculation: external floor area / 93 28 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

Nearest Public Transport London Plan densities* London Plan number of homes* AAP appropriate AAP gross external AAP appropriate AAP approximate AAP approximate AAP total approximate AAP site specific Approx. existing Net housing place/ Site Existing use Proposed use Approx. area (Ha) Accessibility Level building height area of flats number of number of number of number of residential appropriate density number of gain centre to site (PTAL) Low High Low High (storeys) per floor (sqm) storeys of flats flats per site houses per site units per site (units/ha) homes

1 239

2 112

3 203 New Southgate Masterplan Calculations New Southgate Masterplan Calculations 4 49

5 84

6 23

7 56

Swimming pool, library 8 Retain existing n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a 0 and medical centre

Arnos Grove / New Southgate / New Arnos Grove 9A Vacant Flats 0.03 3 40 80 1.2 2.4 3 165 3 5 0 5 177.4 0 5 9B Vacant Houses & flats 0.095 3 40 80 3.8 7.6 3 175 3 6 4 10 101.5 0 10 9C Vacant Houses & flats 0.056 3 40 80 2.2 4.5 3 225 3 7 3 10 183.2 0 10

5 for flats facing North 690 5 Circular/3 for flats to 10 Family homes Houses & flats 0.35 4 55 115 19.3 40.3 43 23 66 187.8 25 41 rear of houses/ 3 for houses 175 3

11A Gardens Mews houses 0.44 4 55 115 24.2 50.6 2 0 - 0 25 25 56.8 0 25 11B Houses Flats 0.18 4 55 115 9.9 20.7 5 800 5 43 0 43 238.9 10 33 12A Mixed Retail w. flats above 0.21 4 55 115 11.6 24.2 3 450 2 10 0 10 46.1 0 10 owes Road B owes 12B Mixed Retail w. flats above 0.25 4 55 115 13.8 28.8 3 845 2 18 0 18 72.7 8 10

4 for flats facing North 2425 4 Circular/3 for flats not 13 Vacant & houses Houses & flats 1.5 4 55 115 82.5 172.5 132 19 151 100.8 20 131 facing North Circular/ 3 for houses 865 3

14 Southgate Town Hall Community & flats 0.24 3 40 60 9.6 14.4 3 1000 3 35 0 35 150 0 35 15 Garage Flats 0.08 4 55 115 4.4 9.2 3 300 3 10 0 10 121.0 0 10

Car sales, retail with flats Commercial with flats above 16 0.05 4 55 115 2.8 5.8 4 840 3 27 1 28 561.9 0 28 above and infill house

17 Retail Commercial with flats above 0.098 4 55 115 5.4 11.3 4 890 3 29 0 29 293.0 0 29

Green Lanes Green 18 Vacant Houses 0.12 4 55 115 6.6 13.8 3 0 3 0 6 6 50.0 0 6 19 Vacant Commercial with flats above 0.13 4 55 115 7.2 15.0 3 465 2 10 0 10 76.9 0 10 20 Vacant Flats 0.04 2 40 80 1.6 3.2 3 220 3 7 0 7 177.4 0 7

Cherry Blossom Close Completed residential development ------130 12 142 - 0 142

Corner of Green Lanes and Elmdale Completed residential development ------27 0 27 - 0 27 Road

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 office 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 identified 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 Garfield Primary School and Broomfield 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. Other nearby schools may also place play a role in ensuring increased demand is Child yield x met. Similarly, the Council will continue to work 5-10 13.727 0.070 contribution per pupil 960.89 (B) closely with its neighbouring authorities to keep 2 bed place unit this critical issue continually under review. Child yield x 11-15 20.685 0.030 contribution per pupil 620.55 (C) place Core Policy 8 outlines Council’s position on meeting the future education requirements Total contribution for 1x2 bed unit A + B + C = £1,855.98 across the borough over the next 15 years. Child yield x Further detail is provided in the Council’s S106 4-5 13.727 0.032 contribution per pupil 439.28 (A) SPD. place

Child yield x 5-10 13.727 0.020 contribution per pupil 2,745.40 (B) Policy 5 Provision of modern 3 bed place healthcare facilities unit Child yield x 11-15 20.685 0.180 contribution per pupil 3,723.30 (C) Development of 10 residential units or more place will be expected to contribute towards the provision of health facilities within the Total contribution for 1x3 bed unit A + B + C = £6,907.96 NCAAP area, and financial contributions Fig 9. Indicative community infrastructure contributions matrix will be calculated using the NHS Healthy Urban Development Unit Model, as set out in the Council’s S106 Supplementary Planning Document.

32 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

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

north circular area action plan Proposed Submission Draft February 2013 33 Arnos Grove station

34 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

a number of points of transition across the are relevant to the NCAAP. View 4 looking south mews-style housing at the back of this site is AAP area where taller building would help from Broomfield Park towards Alexandra Palace considered to meet the criteria under Draft DMD aid legibility and could, if carefully planned, and the City of London is recognised alongside the Policy 11. help mitigate the environmental impact on view of New Southgate Station also looking towards existing communities of the road corridor. Alexandra Palace. 3.5 Connecting the north circular Away from these appropriate locations, Transport for London’s safety and environment Beyond the guidance put forward in the New new development should not exceed the scheme along the North Circular Road has Southgate Masterplan which does support the predominant building height in the local delivered improved facilities for pedestrians, provision of some tall buildings within this vicinity, and in most cases this will be cyclists, and introduced buses priority measures. Regeneration Priority Area, there are no other two storeys. Improvements for pedestrians have included a locations or sites considered appropriate for tall With the exception of significant parts of range of new and improved pedestrian crossings buildings across the NCAAP area. Within this the New Southgate area, the NCAAP area is including new at-grade crossings replacing an context, it may therefore be appropriate for building generally characterised by low rise residential old footbridge near the Pymmes Road allotments heights on high quality new development to be one development. Core Policy 4 highlights the and the provision of a new footbridge in addition or two storeys above neighbouring buildings in importance of ensuring new housing is of a to replacement pedestrian crossings at the locations considered appropriate under this policy sufficiently high standard of design. Responding junction between Bowes Road and Telford Road. and subject to the criteria under other relevant positively to the context of a site is a key issue in The improvements have also introduced new policy. These locations are within the identified this regard. Further guidance is provided under vehicular lanes along this busy section of road commercial centres across the AAP area and at Core Policy 30 where special regard to a site’s which, combined with improvements to major the identified points of transition along the A406 context is identified as critical to success. The junctions, has helped increase road capacity and corridor itself. importance given to delivering good design in reduce congestion. new development is reflected in the Draft DMD The development of back gardens and backland Policy 1 Achieving High Quality Design and Policy 8 Transport and movement areas has been raised as an issue during the Design-Led Development. Draft DMD Policy in the NCAAP area preparation of the AAP. The Council’s position on 44 relates specifically to tall buildings and the back garden and backland development is set out The Council will continue to work closely policy above is in accordance with the guidance in Draft DMD Policy 11 Development of Garden with Transport for London on assessing the contained in that policy. Land which makes clear the Council’s presumption efficiency of the strategic road network in against new residential development on garden land. the area and the traffic impact of the A406 Enfield Council recently prepared an evidence on the immediate and nearby secondary base report on tall buildings and important An exception to this policy is the land between the road network. With the recent Safety local views. The study assesses the suitability southern boundary of Broomfield Secondary School and Environment scheme now successfully of different locations for tall buildings. The and Bowes Road. Garages were previously accessed implemented, no further major works Ladderswood Estate and Western Gateway site along an informal lane but in view of the character are planned for this part of the strategic area, given the existing tall buildings in the area, of the local area and the relationship between the road network. The Council will, however, are identified as appropriate locations for tall site and the secondary school, development of assist in the preparation of the Major of buildings. In addition, two important local views London Roads Task Force’s forthcoming north circular area action plan Proposed Submission Draft February 2013 35 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. Following adoption of the NCAAP, any subsequent Local Plan policies map should not continue this designation.

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 26, better wayfinding and integration between modes is identified as a required improvement at New Southgate rail station.

Emerging DMD Policy 49 sets out the Council’s Landscape improvements delivered as part of TfL’s Safety and Environment Scheme approach towards assessing the transport impact

36 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

of new proposals. All applicable developments Arnos Grove station has commuter parking by reducing pollutant emissions and public within the NCAAP area would be required to either side of the station building. These exposure to pollution. Criteria for assessing submit a Transport Assessment, and possibly a sites are identified for potential redevelopment proposals in this regard are outlined under site- or occupier-specific Travel Plan. This would sites. These sites are owned by TfL and their emerging DMD Policy 64. This policy confirms help to demonstrate how new developments suitability for redevelopment will depend on that the Council expects new developments to be would achieve the aims of policies within The their role in providing commuter parking on at least ‘air quality neutral’. Enfield Plan. this location. The Council has limited control over air quality, Policy 46 of the emerging DMD sets out the 3.6 Greening the north circular although the issue will be an important material Council’s approach towards the provision of car consideration in the determination of planning Air quality parking at new developments. It states that the applications. The design of new development Council will generally have regard to the London Enfield borough as a whole has been declared and their associated landscaping proposals Plan’s maximum car parking standards and lists an Air Quality Management Area. The latest can significantly help in the mitigation of the types of development that might qualify for a data from Enfield’s monitoring station along the environmental problems such as air and noise limited level of car parking, or be acceptable as a A406 shows that the area suffers from air quality pollution. It is important to ensure the A406 is car free form of development. issues. seen and perceived to be an integral part of the public realm. It should be a route that is used The Mayor’s Transport Strategy is also relevant Policy 9 Environmental mitigation by pedestrians, cyclists, bus users and motorists to the NCAAP, particularly given the strategic – air quality and noise pollution alike. Having new buildings that address the road network issues of direct relevance to the road with windows and doors accessed directly New buildings should address the North area. The Strategy confirms that the Mayor’s from it is therefore important. The internal Circular Road with windows and doors broad approach to managing road congestion is planning of new development can then help facing and accessed directly from this the ‘smoothing’ of traffic flow. mitigate against air and noise pollution by main road. The internal planning of new positioning rooms appropriately. development should position living and Benefitting from the station stops on the sleeping accommodation away from the northern extents of the Piccadilly Line and the Open space most polluted side of the development. bus services that support them, the AAP area is Housing design should encourage natural The policy framework relating to green one of the more accessible areas in the borough. ventilation so that cleaner air is drawn into infrastructure and open spaces is outlined under The area arcing between Bounds Green and buildings from less polluted sides of the Core Policy 34 together with a policies ranging Arnos Grove is the most accessible given the development. Landscape and biodiversity from Draft DMD Policies 70 to 77 in Enfield’s combination of tube and bus services in the area. proposals will also play an important role emerging Development Management Document. This area, which incorporates the Arnos Grove in the mitigation of pollution. and Bowes Road local centres, has a PTAL rating of 4. The immediate vicinity of the junction Core Policy 32 outlines the Council’s position between Bowes Road and Green Lanes also on pollution and confirms that the Council will benefits from the PTAL rating of 4. require new development to improve air quality

north circular area action plan Proposed Submission Draft February 2013 37 The New River alongside Russell Road

38 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

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

Historic centres Pre-Victorian residential Street-based estates

Metroland centres Urban terrace Free-form estates

Linear centres Garden City

Fig 10. Enfield 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 significant 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 defined 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 ane

Powys L

b ow e s r oa d (a4 06)

oad

warwick R oad

rownlow R

B

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 © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

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 oad O akleigh R all R

aterf oad South W

oad Bowes R oad 7

arnet R 6

Friern B 8 The Limes Ave 5 High R

oad oad

S almers R tation R P ) 6 0 4 a ( d a oad 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 oad O akleigh R all R

aterf oad South W

oad Bowes R oad

arnet R

Friern B

The Limes Ave

High R

oad oad

S almers R tation R P ) 6 0 4 a ( d a oad 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 oad O akleigh R all R

aterf oad South W

F

oad Bowes R oad E arnet R

Friern B B A C G The Limes Ave

High R

oad oad

S D almers R tation R P ) 6 0 4 a ( d a oad 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. Christ Church and St Paul’s Church I n D. Garfield School E. Arnos Grove centre F. Local parade, Bowes Road west G. Friern Barnet Shops H H. Friern Bridge Retail Park I. New Southgate Industrial Estate

Commercial

Community

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

aterf oad South W

oad Bowes R oad

arnet R

Friern B H B The Limes Ave

High R

oad oad

E C S almers R tation R P ) 6 0 F 4 a ( d a oad o r r a l u c ir c G h t r o n A. Arnos Park B. Open space outside Bowes Road Library C. Telford Road/Pymmes Brook D. bounds Green Road open space E. Garfield 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

oad O akleigh R all R

aterf oad South W

oad Bowes R oad

arnet R

Friern B

The Limes Ave

High R

oad oad

S almers R tation R P ) 6 0 4 a ( d a oad 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 oad

all R O akleigh R aterf W

oad South

oad oad Bowes R

arnet R 7 8 Friern B 6

The Limes Ave 5 High R

S oad tation R

oad

) oad 6 0 4 a 1. Ladderswood Estate site ( d almers R a 2. Western Gateway site A P 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 floor 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 floorspace 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 significant 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 Garfield Primary School – the site has neighbourhood through a more traditional includes delivering a coordinated programme of capacity to deliver additional forms of entry form of housing base around the existing improvements to open spaces in the area under to help ensure sufficient 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 specific 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 floorspace. 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 flexible 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 floor 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 floors 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 ay

Wilmer W

ane

11 Powys L

) 06 a4 ( 10 12 ad o r RD O LF tE b ow 9 e s r oa d (a4 06 ) 13

oad

tanley R oad S

oad

arwick R

W

oad

rownlow R 9. Telford Road sites B 10. bowes Road/Telford Road junction sites 11. bowes Road/Wilmer Way junction sites

almerston R

P 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 floorspace 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 floorspace. Policy 18 Arnos Pool, Bowes Road to be respected. This can be achieved by Library and Arnos Grove Medical setting the building line of new development The New Southgate Masterplan confirms that Centre (site 8) back so views from the local centre of the the existing care home facility on the site is not building are not interrupted. The community and health facilities on this fit for purpose and does not meet the standards 4 Including the Arnos Resource Centre site on site will be protected and, if possible, extended. of a modern care home and the site would the opposite side of Bowes Road, there is There is flexibility in the type of community become available if alternative accommodation is scope for approximately 50 new dwellings facilities making use of the buildings, but made available. Should the site come forward it including a mix of apartments and houses the council will resist any loss of community is considered suitable for a range of community together with scope for approximately uses where they are not replaced with uses. In particular, the site is considered 1,500sqm of commercial floorspace across alternative community uses. Some limited appropriate for a new health facility should the the sites. new development for community uses may be accommodation be required. appropriate. If redevelopment would result in a reduction Policy 17 Arnos Grove Station (site in the provision of public parking at this key Any new development would be required 7) interchange a clear justification for this loss to protect and enhance the existing Grade The site presents potential, subject to further would be required. That said, it is noted that a II listed buildings, and should take account discussions with TfL, for land currently reduction in car parking would align with the of the following: policy direction of the Mayor’s London Plan and used for surface parking to be released 1. There is an opportunity to extend the existing Transport Plan in terms of encouraging travel by for redevelopment. Any new development medical centre building which would improve would need to respect the setting of the sustainable modes of transport.

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 ay

Wilmer W

ane

Powys L

) 06 a4 ( ad o r RD O LF tE b ow es ro ad (a 40 6)

oad

tanley R oad S

oad

arwick R

W

oad Point of transition

rownlow R AAP boundary B

Opportunity site

almerston R

P 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

the range and quality of community facilities 4.5 Neighbourhood place 2 – proved uneconomical to bring vacant or derelict on the site. bowes road dwellings back into use, alternative development 2. Any extension to the medical centre should options are being considered. A collection of This incorporates the central section of the be to the north of the existing building and small sites along Telford Road (8) have already NCAAP area and is situated between Telford improve the visibility and profile of the been cleared and present housing opportunities. Road to the west and the railway line west facilities from Bowes Road. The corner site at the junction between Telford of the Green Lanes to the east. The area is 3. Any proposal for new development on Road and Bowes Road (9) presents a prominent characterised by close-knit Edwardian residential the site should include the retention of opportunity at this key node along the road streets feeding off the south side of the A406 the existing open space and important corridor. The housing area on the north side with larger more recent, interwar semi-detached landscape features and include a of Bowes Road and adjoining the southern and detached housing on the north side on the landscaping scheme that enhances the boundary of Broomfield Secondary School main road. The focal point of the area is the setting of the buildings. (10) presents opportunities to strengthen this Bowes Road Large Local Centre and the nearby prominent corner and introduce new housing on secondary and primary schools. The local centre The community and health facilities on this site the boundary with the school itself. incorporate the Ritz Parade on the north side of are important local community assets and should the A406 and the commercial parade either side be retained. The is an opportunity to extend The recent improvements to the A406 had a of Hardwicke Road on the south side of the A406. the medical centre to provide a modernised significant impact on The Ritz Parade (site 11). medical facility with capacity for up to 750sqm Some of the parade required demolition and The following section provides an overview of of accommodation, which would combine three some of the parking for the centre was lost. The some of the key environmental and public realm local GP practices and, thus, meet changing road improvements have resulted in an awkward issues and opportunities associated with this needs. relationship between the road and the housing neighbourhood place. The analysis has directly east of Powys Road. Some of this land has informed the preparation of the policies relating Bowes Road Library and Arnos Pool and Bowes already been cleared and this has resulted a large to this neighbourhood place and therefore forms Road Clinic are Grade II listed buildings. As redevelopment opportunity. an important part of the context within which such, the council will have special regard to development proposals will be considered. the desirability of preserving the building, its East of Powys Road (12), this large site presents a setting and those features which make it special. major opportunity for new residential development. Opportunity sites (Fig 19) Subject to the quality of the design, there is an area to the north of the existing medical centre The development sites in this area are Townscape (Fig 20) that would be suitable for development. Any new identified principally as a result of the lifting The area around the development sites is building should help to improve the quality and of the uncertainty associated with the future characterised by clearly defined urban blocks range of community facilities in this location. improvements along the North Circular Road. which generally help to define good street The open space and landscape features of the With the majority of the land identified now environments. The properties addressing the site form an important part of the setting of the owned by Notting Hill Housing Trust, where it A406 directly, given the lack of investment that building. has occurred in the past, tend to be less well maintained and of more modest townscape quality. north circular area action plan Proposed Submission Draft February 2013 65 A

ay

Wilmer W

ane

Powys L

) B 06 a4 ( ad o r RD O LF tE b ow es ro ad (a 40 6)

oad

C D tanley R oad S A. broomfield Park B. broomfield School playing field

oad C. New River corridor

arwick R D. Improvement opportunity

W

oad Improvement opportunity

rownlow R Open/green space B

almerston R Significant mature trees

P

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

ay

Wilmer W

ane C

A Powys L

) 06 a4 ( ad o r RD O LF E tE B b ow es ro ad (a 40 6)

oad F G

tanley R oad S A. broomfield Secondary School B. bowes Primary School oad C. Arnos Grove Library, Pool and Health Centre arwick R D. bounds Green Recreation Club W

oad E. Ritz Parade F. bowes Road/Brownlow Road parade G. 79 – 95 Bowes Road Parade rownlow R H. Whittington Road Parade B

almerston R Commercial D P 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 ay

Wilmer W Arnos Grove

ane

Powys L

) 06 a4 ( ad o r RD O LF tE b ow es ro ad (a 40 6)

oad

tanley R oad S

oad

arwick R

W

oad Underground station

rownlow R Train station B

almerston R Bus stop

P

Primary road

Bounds Green Bowes Park AAP boundary

Opportunity site Fig 23. Bowes Road - movement and connections © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

68 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

Area 2b is adjacent to Arnos Grove although has Public realm and open space (Fig 21) to service the day to day retail and community characteristics comparable to the established needs of the local Brownlow Road community. The area’s water courses and associated residential areas east of the Telford Road/Wilmer Both of these centres together form a designated open spaces (C) provide the main recreational Way axis with a predominance of 2 storey semi- Large Local Centre. opportunities for open space amenities for detached inter-war and post-war family housing local people. The New River in particular has typically of area between Broomfield Secondary Movement and connections (Fig 23) good public access and presents some real School and Broomfield Park (now outside the opportunities where the quality of both the The A406 provides excellent strategic links east- AAP boundary). The urban grain shifts from local environment and public access can be west and across north London. Arnos Grove and east-west to north-south across Area 2c south improved (D). Bounds Green underground station (Piccadilly of the A406 with compact streets of smaller Line) are within walking distance, as is Bowes Victorian and Edwardian terraced 2 storey Park railway station providing links to and from housing. Activities (Fig 22) central London. A range of bus services are from Broomfield Secondary School (A), with stops along the A406 and Powys Lane/Brownlow The break in the road at the junction between approximately 1,350 pupils, has a catchment Road, as follows: Telford Road and Bowes Road is a node on this covering the majority of the NCAAP area. Bowes prominent route. It marks a point of transition Primary School (B) currently has a school roll of 34 from Barnet High Street / Barnet Church to to a more street-based urban environment with approximately 500 and admits two forms of entry. Walthamstow Bus Station both sides of the road presenting built and active Garfield School has a school roll of approximately 102 from Edmonton Green Bus Station to Brent edges to the street east of the junction. The Ritz 330 and admits two forms of entry. Permanent Cross Shopping Centre Parade provides a point of local orientation along expansion to admit more pupils is now being 184 from Turnpike Lane Bus Station to Barnet the road corridor. It is a distinctive building considered by the Council in consultation with 232 from Stonebridge to Turnpike Lane Station typical of the 1930s rising to three storeys at the School and local community. 299 from Queens Avenue to Cockfosters Station its centre. The central prominent bay which provides access to the large assembly hall to The Bounds Green Recreation Centre (D) is a Policy 19 Bowes Road the rear is flanked by three storey wings falling tennis and bowls club and a valuable community neighbourhood place to two storeys on either side. The former Esso facility with hall hire and catering facilities. Garage site west of the Ritz Parade has been Key principles that will guide change in the cleared for some time and presents a break in the A number of local centres and parades provide a Bowes Road neighbourhood place are as commercial frontage. valuable resource for local people. The viability follows: of the Ritz Parade (5) has been further challenged 1 Development sites – the following Generally the quality of the built frontage is of by the recent TfL Safety and Environment development sites are identified which have a higher quality on the south side of the main Scheme which resulted in the loss of parking the scope to deliver a mix of uses including road. This correlates with the larger development spaces and demolition of some of the commercial new high quality housing, employment uses, opportunity sites which are predominantly parade. The commercial parade on the south community facilities and a limited amount of stretched out along the northern side of the road. side of the A406 in this location (6) continues new retail.

north circular area action plan Proposed Submission Draft February 2013 69 ay

Wilmer W

11 10 12 north circular road (a406)

9

13

9. Telford Road sites 10. bowes Road/Telford Road junction sites 12. bowes Road/Wilmer Way junction sites 13. Ritz Parade

Opportunity site

Flats with commercial/community ground floor frontage

Flats

Houses

Mews houses

AAP boundary Fig 24. NCAAP Site Proposals © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

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•• Telford Road sites; Where appropriate, this general policy should be These small sites are nestled within an •• Telford Road/Bowes Road corner sites read in conjunction with more specific policies established residential area with a strong •• Bowes Road/Wilmer Way sites for larger/more significant development sites prevailing sub-urban character. Responding •• Ritz Parade sites within the Bowes Road neighbourhood place. positively to that character and protecting the •• Bowes Road sites amenities of existing local residents are the Across these sites there is potential for The guidance contained within these principles critical issues associated with progressing approximately 250 additional new respond directly to the analysis presented in the redevelopment proposals for these sites. dwellings, with some scope for new Environmental Context section (Section 4). commercial/retail floorspace and community Policy 21 Telford Road/Bowes Road facilities. Policy 20 Telford Road sites (site 9) corner sites (site 10) 2 Townscape – the area is characterised This is a small collection of already cleared This is a key junction and point of transition by predominantly two storey traditional/ housing opportunity sites with frontage to along the North Circular Road. New street based housing neighbourhoods. Telford Road. Key principles to be taken development should help define and The transition into and beyond the area is into account in new development proposals enclose this junction. Key principles to be marked by two threshold points at the A406 include: taken into account in new development Telford Road/Bowes Road and the Bowes proposals include: Road/Green Lanes junctions. 1 Respecting the prevailing local character 3 Activities – developments will generally of the area. 1 New housing development providing a be housing led with scope for mixed used 2 In so doing, building heights should not range of dwelling types with the opportunity development within identified commercial higher that 3 to 4 storeys with the higher part for some houses at the rear and apartments centres and at key nodes/thresholds. of the building making use of the change of on the main road frontage. 4 Public realm and open space – the priority levels across the site and the opportunity to 2 High quality new development of up to 5 will be to improve access to and the quality strengthen the turn of a street corner. storeys in height which directly addresses the of the existing network of waterways. 3 buildings should directly address Telford main road is considered appropriate. Development in areas of open space Road with doors and windows. 3 On the land away from the central corner deficiency will be required to contribute 4 boundary treatment should be appropriate area and to the rear particular car is towards the improvement of existing open to the area and ensure there is a clear required to ensure the amenities of existing space. Providing access to and improving distinction between the public and private residents are protected. Three storey the quality of spaces along the New River realms. residential development would be more corridor are considered a priority in this 5 Improving residential amenity – new infill appropriate in these locations. regard. development provides the opportunity 4 The design of new housing development 5 Infrastructure – the significant planned to help mitigate the impacts of the North must respond to townscape, views, approach residential growth in this area must be Circular Road on existing housing in from all directions given the exposed and supported by appropriate contributions to adjacent streets. prominent nature of this site. the provision of community infrastructure in 5 In view of the traffic dominated environment accordance with Policy 3 above. around this junction and the new pedestrian bridge, the pedestrian environment is north circular area action plan Proposed Submission Draft February 2013 71 Telford Road/Bowes Road junction 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

particularly important. Boundary treatments Policy 22 Bowes Road/Wilmer Way 3 Care should be taken in the design of the has a direct bearing on the pedestrian sites (site 11) buildings and the boundary treatment to environment and care should be taken to respect residential amenity of occupiers of New development on the part of the site ensure pedestrians feel safe and comfortable the Bowes Road properties and to create an which addresses the Telford Road/Bowes in this area. appropriate boundary between the school Road junction should help define and 6 The design of and landscaping associated and the dwellings. enclose this key junction. Key principles for with new development should incorporate this part of the site include: measures to mitigate against noise and air Combined, the sites have the capacity for pollution. 1 Site is appropriate for housing-led approximately 55 dwellings with capacity redevelopment with the ground/lower floors for ground floor community uses of This is an important and prominent corner being appropriate for community uses approximately 600 – 1,200sqm. site along the North Circular Road corridor. It 2 Access and parking should be resolved via The junction is a key node along the A406 and has frontages to Pevensey Avenue, Telford the Wilmer Way entrance to the site. recognised as a point of transition in the local Road/Bowes Road and Olerton Road and the 3 High quality design is a priority on this highly townscape. These large sites therefore present relationship between new development and the prominent site with new development of up an opportunity to deliver high quality new established residential environment around it is to 6 storeys being considered appropriate. housing-led development with buildings that therefore or particular importance. However, the 4 New development on the lower and upper directly address junction and treat it as a space NCAAP recognises that this is a major junction floors, should address and be accessible and not simply a traffic dominated junction. and acts as a transition point or node between from the Bowes Road frontage. In doing so, a more balanced relationship two parts of the A406. The junction has recently 5 The design of and any landscaping should emerge between the existing traffic been improved, traffic capacity increased and the associated with new development should role of the junction and its role as a key point new pedestrian footbridge is now a prominent incorporate measures to mitigate against noise of convergence for local people as they travel to local feature. The environment, as the A406, and air pollution. school, to the local shopping centres and other A1110 Bowes Road and the B1452 Wilmer Way important local amenities. New development can come together, is not one considered best suited The land to the rear of the corner plot help improve the legibility of the area and create standard houses. New residential development presents the opportunity for new mews more active and pedestrian oriented building should provide a strong built edge to this style development which could contribute frontages. junction, with buildings adding activity and significantly to the provision of family movement to the pavements. New development houses in the area. Key principles for this The lower floors of the building addressing Bowes on the identified sites also has scope to improve part of the site include: Road could be appropriate for non-residential/ conditions for existing local residents by 1 Accessed directly off Wilmer Way, the site is community uses. The need to ensure that new reducing the negative impacts of this major road suitable for two storey mews style housing development addresses the main road combined junction. However, the scale and form of new with private gardens arranged along the with the need to create living environments development as it abuts and addresses existing boundary with Broomfield Secondary School. conducive to family life presents particular dwellings will be an important consideration in 2 There is an opportunity to create a new link challenges and an appropriate non-residential development proposals for this area. to the Ritz Parade subject to land use in this location could therefore have some becoming available. north circular area action plan Proposed Submission Draft February 2013 73 Ritz Parade

74 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

benefits. In addition, the concentration of new serve the centre as a whole with two storeys townscape merit – being retained, with no residential development both along the A406 and of flats above. formal protection, the site may come forward within the New Southgate area will give rise to 3 On the east side redevelopment should for comprehensive redevelopment. Such an the need for significant community infrastructure benefit from bringing the existing parking approach could help address the complex land which such a use could help address. However, area into everyday use so this area can ownership patterns in the area and would not in significant access issues will need to be resolved benefit the viability of the centre more directly. itself be considered contrary to the policy above. if this use is to be considered appropriate in this 4 On the east side there is potential for smaller If a more comprehensive approach is pursued, busy location. commercial units on the ground floor with new community facilities in this key large local two storeys of flats above. centre site will need to be an important part of The introduction of a new mews style the proposed land use mix. development to the rear of the site along the The sites either side of the central part boundary with Broomfield School is seen as of the Ritz Parade have potential for a Notwithstanding the Council’s preference to see an appropriate exception to the general policy total of approximately 28 new residential the main part of the parade retained, if proposals seeking to resist backland development. This dwellings which represents a net increase came forward for comprehensive redevelopment, form of development is considered appropriate of approximately 20 units. opportunities would exist to further strengthen in this circumstance in view of the relationship the viability of the commercial element of the between the site and the school and the fact that If a comprehensive redevelopment scheme through the provision of a consolidated, development along this boundary would make of the whole parade is promoted, in modern purpose built accommodation with the school more secure. However, great care will accordance with Core Policy 30, a public associated parking. In view of the need to be taken to ensure that the relationship planning/development brief for the site townscape value of the existing parade, between any new development of Broomfield will be required to help guide development emphasis would be placed on the need to deliver Secondary School is considered acceptable with proposals. This brief should be prepared a high quality scheme which provides a visual issues relating to overlooking, overshadowing and with the benefit of the active involvement of reference point for those travelling along the school security being particularly important. the local community. main road corridor. Comprehensive change may The commercial viability of the Ritz Parade and also enable new development to be mixed use Policy 23 Ritz Parade (site 12) the small adjacent parade to the west has been and of a higher density than currentley exists; undermined by the recent road improvements. subject to the need to respect and be in keeping Mixed use development opportunities exist Valuable parking spaces were removed, causing with local townscape character. Development on sites either side of the central section of parking to spill over onto adjacent streets giving must be of a high quality and make a positive the parade. Key principles relevant to the rise to some local concerns. The mixed use architectural contribution to the local area. If redevelopment of these sites include: building on the corner of Powys Lane has also comprehensive redevelopment of the Parade 1 Redevelopment will retain and strengthen been demolished. Whilst the policy envisages is being promoted it may be appropriate to the commercial frontage at ground floor. the central section of the parade – a building consolidate the commercial uses to the central 2 On the west side, there is significant scope to that acts as a local landmark and benefits from part of the site. incorporate a new modestly sized foodstore with some parking to the rear which would

north circular area action plan Proposed Submission Draft February 2013 75 GREEN LANES (A105)

C h e q

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20

15 north circular road (a406)

ardens 16 17

18 19 Melville G

14. Southgate Town Hall 15. Green Lanes north site 16. Green Lanes/Elmdale Road site 17. Green Lanes/North Circular Road site

anes (a105) 18. bowes Road south site 19. Old Labour Exchange site 20. birchwood Court site

Green L AAP boundary

Opportunity site Fig 25. Green Lanes - opportunity sites © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

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Avenue. The designated Large Local Centre Policy 24 Bowes Road sites (site 13 – This large site has the capacity for the of Green Lanes provides the focal axis for this Powys Lane to Broomfield Road) delivery of approximately 130 additional predominantly residential area. dwellings. This large site will deliver a range of Opportunity sites (Fig 25) housing types and present a strong built This is a major site with the potential to deliver edge to Bowes Road taking advantage of a significant proportion of the new residential Development opportunities in this part of the existing access points into the site. Key development envisaged for the area. The AAP area are concentrated around the junction principles relevant to the redevelopment of site is deeper than many other sites given between the A406 and Green Lanes (1). In these sites include: the alignment in the A406 and this enables particular, the land on the northern side of this new development to turn into the site whilst junction presents opportunities for redevelopment 1 Provision of high quality new housing which maintaining an acceptable relationship the and investment (15 and 16) together with the delivers a range of housing types. properties along Westminster Drive whose Old Labour Exchange (18) adjacent to the petrol 2 New housing should directly address and be gardens back on to the site. A new pedestrian station on the south side of the road which is accessed from Bowes Road with windows at-grade crossing has been provided as part of a particular local eyesore. Opportunities also and door facing the street and providing the TfL improvements to the road corridor and exist further north along Green Lanes (14) and activity. this should improve the chance of new residents the Southgate Town Hall site (13), owned by 3 Development should take particular care being able to support the short parade of local Enfield Council, now benefits from a planning to ensure the amenities of residents in businesses on the opposite side of the A406. brief. Some smaller residential sites have been surrounding streets are not adversely identified to the east of the area (4). affected. The existing mature trees on the site are a 4 The principal vehicular access point is from particular asset and where possible these should Activities (Fig 26) Powys Lane with access also being provided be retained. The New River is nearby and to via Broomfield Road. The area is arranged around the commercial help improve the quality of the open space 5 The mature trees on the site provide the spine of Green Lanes. South of the A406 network in the area, there is an opportunity along opportunity to provide high quality shared junction Green Lanes provides a wide variety of Russell Road to improve a small public space open amenity space for the enjoyment of commercial uses which serve the everyday needs along the New River path which has the potential new and existing residents. of local residents. North of the junction the to benefit the wider community. 6 Development should improve access to the commercial spine is more fractured with some local network of green spaces. In particular, ground floor residential uses being introduced. 4.6 Neighbourhood place 3 – there is also the opportunity to deliver green lanes improvements to the nearby small open The Regents Avenue Industrial Estate occupies space at the northern end of Russell Road. The area is bound to the west by the railway a prominent location just behind the commercial 7 New development addressing Bowes Road lines, and the New River to the north as it unit on the north east corner of the junction. The should be 4 storeys with dwellings within the sweeps east of Palmers Green. To the east the majority of this site is occupied by a bus depot. site reducing to three storeys. boundary is formed by Wolves Lane and Princes The Enfield Employment Land Review 2012 recommended that the site is retained in the

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

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I F

north circular road (a406) L A. St Michael at Bowes Junior School ardens 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 G 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

anes (a105) Commercial

Community

Green L

AAP Boundary

Opportunity site Fig 26. Green Lanes - activities © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

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

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north circular road (a406)

ardens

Melville G

Point of transition

AAP boundary

anes (a105) Opportunity site

Positive frontage

Green L Neutral frontage

Negative frontage Fig 27. Green Lanes - townscape © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820 north circular area action plan Proposed Submission Draft February 2013 81 GREEN LANES (A105)

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north circular road (a406)

ardens

Melville G

Train station

anes (a105) Bus stop

Primary road

Green L

AAP boundary

Opportunity site Fig 28. Green Lanes – movement © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

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GREEN LANES (A105)

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B

north circular road (a406)

ardens

Melville G

A. Oakthorpe Road sports grounds B. Cherry Blossom Close playing fields

anes (a105) Open/green space

River

Green L

AAP boundary

Opportunity site Fig 29. Green Lanes – open space © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820 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

15

north circular road (a406)

ardens 16 17

18 19 Melville G 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

anes (a105) Flats with commercial ground floor frontage

Flats

Green L Houses

Mews houses

AAP boundary Fig 30. NCAAP Site Proposals © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

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short to medium term for employment uses. parades which have retained their historic Brent Cross Shopping Centre qualities, and some more fragmented stretches 121 from Enfield Island Village to Southgate Town Hall building is on the northern which would benefit from investment and, in Turnpike Lane Station boundary of the NCAAP area and benefits from places, redevelopment. 141 from Green Lanes/A406 junction to a planning brief which identifies a range of London Bridge potential community uses that would be suitable Unusually for a major intersection and in contrast 232 from Stonebridge to Turnpike Lane Station within the existing building. Beyond that, to other major junctions along the route of Green 329 from Enfield to Turnpike Lane Station schools and churches provide the main elements Lanes, the junction with Bowes Road/A406 W4 from the Great Cambridge Road junction to of community infrastructure across the area with does not act as a particularly prominent node. Tottenham Hale Tottenhall Infant School and St Michael-at-Bowes However, given the magnitude of the junction N29 from Enfield to Trafalgar Square Junior School located to the south east of the which clearly acts as a major node on this NCAAP area and St Anne’s Catholic High School major intersection, the buildings do not respond Public realm and open space (Fig 29) for Girls just beyond the NCAAP boundary in particularly positively. Whilst the buildings on Palmers Green. The Palmers Green Mosque and the south side present an active commercial edge This eastern part of the NCAAP suffers from a the adjacent Darji Pavilion are major community to the street at ground floor level, the pedestrian lack of publicly accessible open space. Larger facilities for the local Muslim community. environment north of the junction is far less spaces exist on both the north and south sides successful. of the A406 but they are not generally publicly accessible. The waterway do provide an informal Townscape (Fig 27) Beyond the junction to the north, Green Lanes leisure and walking resource and, in particular, The majority of the development sites are located becomes more fragmented as a commercial spine parts of the New River Path are in good condition along Green Lanes. The ancient thoroughfare before the Palmers Green approach. and act as a valuable local amenity. of Green Lanes is one of London’s longest commercial streets and presents a diverse Movement and connections (Fig 28) Policy 25 Green Lanes range of cultures which reflect the numerous neighbourhood place Palmers Green is the nearest railway station communities it serves along its length. which provides train services into central London Key principles that will guide change in the in under 30 minutes. The network of bus routes Green Lanes neighbourhood place are as South of the A406 the urban structure is ensure the area is well connected with its follows: composed of regular urban residential blocks hinterland. The routes serving the area include: with two storey, typically semi-detached housing 1 Development sites – the following addressing the street. These streets, oriented development sites are identified which have 34 from Barnet High Street / Barnet Church to east-west, provide good and frequent access to the scope to deliver a mix of uses including Walthamstow Bus Station Green Lanes. The townscape quality of Green new high quality housing, employment 102 from Edmonton Green Bus Station to Lanes itself is variable with some good quality uses, community facilities and new retail development.

north circular area action plan Proposed Submission Draft February 2013 85 Southgate Town Hall 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

•• Southgate Town Hall site; corridor are a priority in this regard. is much weaker as a result. Whilst ownerships •• Green Lanes north sites; 5 Infrastructure – the significant planned will again be fragmented, Green Lanes would •• Green Lanes/A406 junction site north west; residential growth in this area must be benefit from these sites coming forward in the •• Green Lanes/A406 junction site north east; supported by appropriate contributions to longer term and in doing so they would present a •• Green Lanes/A406 junction site south west; the provision of community infrastructure in valuable opportunity to strengthen the role of this •• Green Lanes/A406 junction site south east; accordance with Policy 4 and Policy 5 above. important junction. •• Birchwood Court sites. Across these sites there is potential for This general policy should be read in The junction is identified as a point of transition approximately 135 additional new dwellings conjunction with more specific policies for along the North Circular Road corridor. It is a supported by a range of commercial and larger/more significant development sites key junction and acts as an important point of other uses. within the Green Lanes neighbourhood place. orientation. This role could be strengthened 2 Townscape – protection of and improvement with the redevelopment of the sites on the north Green Lanes is one of London’s longest and to the Green Lanes commercial frontage side if they came forward. The area around the oldest high streets. This stretch of Green Lanes is a priority, particularly south of the junction is one of the more accessible locations is varied with the southern end being part A406 junction. The strengthening of the in the Borough with a PTLA rating of 4. This, of the extensive commercial high street that junction with the A406 in townscape terms combined with the wide range of retail and stretches south to Wood Green and continues to is another priority through the mixed use community services and facilities along Green Newington Green. There are continual, largely redevelopment of opportunity sites on the Lanes makes the location a highly sustainable independent, commercial uses leading north up north side of the junction. one for new development. to the junction with the A406. On the north side 3 Activities – New development which of the junction this continuity is broken by some strengthens the commercial uses along Green Other key sites include the New Southgate Town residential uses and more generally the street Lanes both north and south of the A406 will hall which has potential for ongoing community edge weakens and in this location Green Lanes be strongly encouraged. Existing community uses and some new residential development. no longer operates as a local high street. uses should be maintained and supported wherever possible, with any refurbishment of Policy 26 Southgate Town Hall The sites around the junction present the most buildings retaining community use. (site 14) significant development opportunities although 4 Public realm and open space – the public ownership is mixed and generally fragmented In accordance with the Southgate Town Hall realm along Green Lanes should be which will make bringing the sites forward more planning brief, the principal spaces in the improved. Green routes in the area should difficult. The commercial sites on the south side former town hall and library building will be strengthened, particularly the New are in reasonable condition with few vacancies be retained refurbished and/or converted River Path and other waterway routes. and the buildings are occupied by residential with appropriate uses including community New development in areas of open space uses on upper floors. The street benefits from and office/commercial uses. The site is also deficiency will be required to improve a strong building line and both sides of the appropriate for new high quality residential access to existing open space network. street contribute well to the local high street development on the Shapland Way and The waterside spaces along the New River character. On the north side of the road the high New River frontages. street character is far less strong and the street north circular area action plan Proposed Submission Draft February 2013 87 Green Lanes/A406 junction

88 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

In addition to the refurbished floorspace, District Centre and the Green Lanes Policy 28 Green Lanes/A406 this site has the scope to deliver up to 35 Large Local Centre. The Council will junction north (sites 16 and 17) dwellings. therefore take a flexible approach to The parcels of land either side of Green proposed ground floor uses on sites in this The Southgate Town Hall planning brief was Lanes on the north side of the junction with location. Key principles relevant to the adopted in October 2011 and provides a planning the A406 present major opportunities for a redevelopment of these sites include: framework for this prominent and important new development to address the prominent Council owned site. Protection is given to the 1 New development will present a strong corner. Key principles relevant to the existing community uses and new uses are and active built edge to Green Lanes with redevelopment of this site include: identified as being appropriate future uses for the windows and doors addressing the street building. These include health uses should the directly. 1 New development should contribute need arise. 2 Entirely residential schemes may be positively to the local townscape and take considered appropriate where they are the opportunity to strengthen this prominent Prevailing building heights range from three of sufficiently high quality in terms of their corner with high quality development. storeys in Shapland Way with the new housing design and materials. 2 both the Bowes Road and Green Lanes development opposite the site rising to four 3 New buildings in this location should respect frontages should be addressed by new storeys. The site presents the opportunity to local townscape character and in doing so development. secure the long term community-based use of be approximately three or four storeys in 3 The site is appropriate for retail/commercial the building. The site does benefit from a river height. uses on the ground floor. Upper floors could frontage which is not something the current 4 New development opportunities will be accommodate a mix of new offices and building exploits. There is no public access to expected to respond to the transitional residential development. the river side. The opportunity to introduce new nature of this active corridor. 4 It is appropriate for new development to be housing development on the western side of the approximately four to five storeys in height site will enable the site to take advantage of Green Lanes in this location no longer operates at this important node and point of transition this environmental asset. Care will need to be as a local high street. Whilst commercial ground on the road corridor. taken to protect the amenities of properties along floor uses may be appropriate, such uses are not Palmerston Crescent whose back gardens back considered a requirement in this location. Emphasis This is a prominent and important junction on to the river opposite the site. will be placed on the quality of the design and along both the North Circular Road and Green importance of delivering a building which addresses Lanes. This is one of a series of key points along Policy 27 Green Lanes sites (site 15) the street in an appropriate manner. the A406 corridor that provide the opportunity Sites at the northern extents of the Green to provide a point of orientation. The road has Lanes Large Local Centre provide an been widened and the capacity of the junction opportunity to establish a more distinct improved but the buildings which form this key relationship between the Palmers Green junction, particularly on the north side, are low key and fail to address this key junction in a positive way.

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 Policy 30 Green Lanes/A406 In terms of residential use, there is scope for a junction site south west (site 18) junction site south east (site 19) small number of apartments on the upper floors of any new development subject to other relevant This is a small housing opportunity site. Key This former Labour Exchange site is policies. principles relevant to the redevelopment of suitable for mixed use development, with this site include: commercial/office accommodation on lower floors and apartments above. Key 1 This cleared site presents an opportunity for principles relevant to the redevelopment of a new housing development which continues this site include: the strong residential building line from the site’s neighbouring Bowes Road houses. 1. New development will address the A406 2 boundary treatment will be important to directly and create a strong street frontage ensure there is a clear distinction between at this key junction. public and private environments. 2. The site is appropriate for commercial/office 3 There is scope to provide vehicular uses on the ground floor. Upper floors could access to the site via the access lane on accommodate a mix of offices and residential site immediately to the east, subject to development. negotiation and approval of relevant land 3. The height of new building should be owners. approximately three storeys. 4 buildings should be a maximum of three 4. Vehicular access to the site should be gained storeys. via Princes Avenue.

This site is regular in shape and presents an This small site, formerly the local labour opportunity for new housing development which exchange, has remained undeveloped for some would benefit from the shops and services and considerable time. Whilst it falls outside of the public transport facilities provided nearby along designated Green Lanes Large Local Centre, Green Lanes. Access to the site would need with its prominent A406 frontage, it presents to be resolved. There is an existing service/ an opportunity for mixed use development, access lane to the rear of the Green Lane shops including commercial/office space, appropriate to which has the potential to provide the site with its setting between the petrol filling station and vehicular/parking access although ensuring the Clock House retail parade. Subject to TfL’s this provides an open and accessible access to views and the nature of the proposed use and the site at all times is likely to require further associated traffic generation, there is scope to investigation. 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 2015 providers, the AAP needs to deliver a flexible 15 Green Lanes north 2018/20 planning and development framework. 16 Green Lanes Junction NW 2018/20 5.2 PHASING plan 17 Green Lanes Junction NE 2018/20 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 2018/20 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 benefits 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 undefined. 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/flexible 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 flexible 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 floor 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 deficiencies. 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. • Enfield Town to New passing through and connecting Southgate parks and green areas as well • Grovelands Park to Proposed as using low trafficked 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; traffic 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 From the Proposed Submission Stage going Proposed Submission NCAAP forward, greater weight will be afforded to the policies within this document as it progresses The Area Action Plan is being formally published through the plan-making process. Once adopted, for a seven week consultation period between policies within the document will be used Wednesday 10th April and 5.00pm Wednesday alongside policies contained in the London Plan, 29th May 2013. The NCAAP and all of its Core Strategy and other Local Plan documents to supporting documentation will be made available determine planning applications in the area. 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: [email protected]

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.

100 roposed Submission Draft February 2013 February ProposedSubmission Draft areaactionnorth circular plan Examination Production production Pre- Adoption

Representations Community Community and participation involvement / involvement / in examination consultation consultation Proposed Submissiondocument Pause inNCAAPpreparation Pre-Submission document Independent examination NCAAP IssuesandOptions Submission ofNCAAPto Monitoring and Review NCAAP Preferred Options Council adoptNCAAP Evidence Gathering Secretary ofState Secretary NCAAP Towardsa for Core Strategy NCAAP Late 2013 /early2014 Spring /summer2013 Ongoing following Autumn 2013 2011/2012 Early 2013 adoption 2008/9 2008 2007

Sustainability Appraisal 101