Enfield Industrial Intensification Study
Final Draft Report Appendices
London Borough of Enfield
October 2020
` Enfield Industrial Intensification Study London Borough of Enfield Draft Report Appendices
Quality information
Prepared by Checked by Verified by Approved by Jake Billington Jake Billington Jon Howells Sarah Elliott Martyn Saunders Bart Monhonval
Revision History
Revision Revision Details Name Position date V1 11th August Draft Report Appendices v1 Ilias Drivylas Associate Director 2020 V2 10th Draft Report Appendices v2 Jon Howells Associate Director September 2020 V3 7th October Final Report Appendices Jon Howells Associate Director 2020
Distribution List
# Hard Copies PDF Required Association / Company Name
Enfield Industrial Intensification Study London Borough of Enfield Draft Report Appendices
Prepared for: London Borough of Enfield
Prepared by: AECOM Limited Aldgate Tower 2 Leman Street London E1 8FA United Kingdom aecom.com and
Avison Young (UK) Limited 65 Gresham Street London EC2V 7NQ United Kingdom avisonyoung.co.uk
© 2020 AECOM Limited. All Rights Reserved. This document has been prepared by AECOM Limited (“AECOM”) and Avison Young (UK) Limited (“Avison Young”) for sole use of our client (the “Client”) in accordance with generally accepted consultancy principles, the budget for fees and the terms of reference agreed between AECOM, Avison Young and the Client. Any information provided by third parties and referred to herein has not been checked or verified by AECOM and/or Avison Young, unless otherwise expressly stated in the document. No third party may rely upon this document without the prior and express written agreement of AECOM or Avison Young. This report has been prepared while in the UK COVID-19 lockdown. While the full implications of this on the content of this report are not yet known, there may well be medium and long-term implications for Government, Mayoral and/or Borough policies and the relative funding priorities as currently set out in this report.
Enfield Industrial Intensification Study London Borough of Enfield Draft Report Appendices
Table of Contents
Market, Property and Initial Deliverability Assessment ...... 5 Maps showing site types ...... 6 Maps showing potential for intensification assessment scores ...... 15 Maps showing potential for intensification assessment ratings ...... 24 Maps showing recommended type of design for sites with potential for intensification ...... 33 Maps showing change in floorspace by site in capacity assessment ...... 38 Maps showing change in number of jobs by site in capacity assessment ...... 44 Maps showing potential for mixed-use development assessment scores ...... 50 Maps showing potential for mixed-use development assessment ratings ...... 57 Maps showing sites by category ...... 63 Maps showing potential for mixed-use development assessment scores ...... 72 Typology A: Stacked Light Industry ...... 72 Typology B: Shared Yard ...... 73 Typology C: Attached Structure ...... 74 Typology D: Multi-storey Industrial 3 Storey ...... 75 Typology E: Multi Storey Industrial 5 Storey...... 76 Typology F: Co-location with office ...... 77
Enfield Industrial Intensification Study London Borough of Enfield
Market, Property and Initial Deliverability Assessment
See separate Document
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing site types
Figure 1: A map showing types of site in the study area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 2: A map showing types of site in the north of the Brimsdown sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 3: A map showing types of site in the south of the Brimsdown sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 4: A map showing types of site in the A10 and Southbury Junction sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 5: A map showing types of site in the centre of the Edmonton Leaside sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 6: A map showing types of site in the Harbet Road Industrial Estate
Enfield Industrial Intensification Study London Borough of Enfield
Figure 7: A map showing types of site in the Commercial Road and North Middlesex Industrial Estate
Enfield Industrial Intensification Study London Borough of Enfield
Figure 8: A map showing types of site in the industrial estate to the north of the A406 in Palmers Green
Enfield Industrial Intensification Study London Borough of Enfield
Figure 9: A map showing types of site in the Claverings Industrial Estate
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing potential for intensification assessment scores
Figure 10: A map showing scores given to all sites in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 11: A map showing scores given to sites in the north of the Brimsdown sub-area in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 12: A map showing scores given to sites in the south of the Brimsdown sub-area in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 13: A map showing scores given to sites in the A10 and Southbury Junction sub-area in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 14: A map showing scores given to sites in the centre of the Edmonton Leaside sub-area in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 15: A map showing scores given to sites in the Harbet Road Industrial Estate in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 16: A map showing scores given to sites in the Commercial Road and North Middlesex Industrial Estate in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 17: A map showing scores given to sites in the industrial estate to the north of the A406 in Palmers Green in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 18: A map showing scores given to sites in the Claverings Industrial Estate in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing potential for intensification assessment ratings
Figure 19: A map showing ratings given to all sites in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 20: A map showing ratings given to sites in the north of the Brimsdown sub-area in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 21: A map showing ratings given to sites in the south of the Brimsdown sub-area in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 22: A map showing ratings given to sites in the A10 and Southbury Junction sub-area in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 23: A map showing ratings given to sites in the centre of the Edmonton Leaside sub-area in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 24: A map showing ratings given to sites in the Harbet Road Industrial Estate in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 25: A map showing ratings given to sites in the Commercial Road and North Middlesex Industrial Estate in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 26: A map showing ratings given to sites in the industrial estate to the north of the A406 in Palmers Green in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 27: A map showing ratings given to sites in the Claverings Industrial Estate in the potential for intensification assessment
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing recommended type of design for sites with potential for intensification
Figure 28: A map showing recommended types of design for sites with potential for intensification in the north of the Brimsdown sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 29: A map showing recommended types of design for sites with potential for intensification in the south of the Brimsdown sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 30: A map showing recommended types of design for sites with potential for intensification in the A10 and Southbury Junction sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 31: A map showing recommended types of design for sites with potential for intensification in the centre of the Edmonton Leaside sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 32: A map showing recommended types of design for sites with potential for intensification in the Harbet Road Industrial Estate
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing change in floorspace by site in capacity assessment
Figure 33: A map showing the change in the quantum of floorspace for all sites in capacity assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 34: A map showing the change in the quantum of floorspace for sites in the north of the Brimsdown sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 35: A map showing the change in the quantum of floorspace for sites in the south of the Brimsdown sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 36: A map showing the change in the quantum of floorspace for sites in the A10 and Southbury Junction sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 37: A map showing the change in the quantum of floorspace for sites in the centre of the Edmonton Leaside sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 38: A map showing the change in the quantum of floorspace for sites in the Harbet Road Industrial Estate
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing change in number of jobs by site in capacity assessment
Figure 39: A map showing the change in the number of jobs for all sites in capacity assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 40: A map showing the change in the number of jobs for sites in the north of the Brimsdown sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 41: A map showing the change in the number of jobs for sites in the south of the Brimsdown sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 42: A map showing the change in the number of jobs for sites in the A10 and Southbury Junction sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 43: A map showing the change in the number of jobs for sites in the centre of the Edmonton Leaside sub-area
Enfield Industrial Intensification Study London Borough of Enfield
Figure 44: A map showing the change in the number of jobs for sites in the Harbet Road Industrial Estate
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing potential for mixed-use development assessment scores
Figure 45: A map showing scores given to all sites in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 46: A map showing scores given to sites in the north of the Brimsdown sub-area in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 47: A map showing scores given to sites in the A10 and Southbury Junction sub-area in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 48: A map showing scores given to sites in the centre of the Edmonton Leaside sub-area in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 49: A map showing scores given to sites in the Commercial Road and North Middlesex Industrial Estate in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 50: A map showing scores given to sites in the industrial estate to the north of the A406 in Palmers Green in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 51: A map showing scores given to sites in the Claverings Industrial Estate in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing potential for mixed-use development assessment ratings
Figure 52: A map showing ratings given to sites in the north of the Brimsdown sub-area in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 53: A map showing ratings given to sites in the A10 and Southbury Junction sub-area in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 54: A map showing ratings given to sites in the centre of the Edmonton Leaside sub-area in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 55: A map showing ratings given to sites in the Commercial Road and North Middlesex Industrial Estate in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 56: A map showing ratings given to sites in the industrial estate to the north of the A406 in Palmers Green in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Figure 57: A map showing ratings given to sites in the Claverings Industrial Estate in the potential for mixed-use development assessment
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing sites by category
Figure 58: A map showing all sites by category
Enfield Industrial Intensification Study London Borough of Enfield
Figure 59: A map showing sites in the north of the Brimsdown sub-area by category
Enfield Industrial Intensification Study London Borough of Enfield
Figure 60: A map showing sites in the south of the Brimsdown sub-area by category
Enfield Industrial Intensification Study London Borough of Enfield
Figure 61: A map showing sites in the A10 and Southbury Junction sub-area by category
Enfield Industrial Intensification Study London Borough of Enfield
Figure 62: A map showing sites in the centre of the Edmonton Leaside sub-area by category
Enfield Industrial Intensification Study London Borough of Enfield
Figure 63: A map showing sites in the Harbet Road Industrial Estate by category
Enfield Industrial Intensification Study London Borough of Enfield
Figure 64: A map showing sites in the Commercial Road and North Middlesex Industrial Estate by category
Enfield Industrial Intensification Study London Borough of Enfield
Figure 65: A map showing sites in the industrial estate to the north of the A406 in Palmers Green by category
Enfield Industrial Intensification Study London Borough of Enfield
Figure 66: A map showing sites in the Claverings Industrial Estate by category
Enfield Industrial Intensification Study London Borough of Enfield
Maps showing potential for mixed- use development assessment scores
Typology A: Stacked Light Industry Example: Gewerbehof Laim Location: Munich, Germany Architect: Bogevischs buero architekten Description: Light industrial units which do not require operational yards and are therefore stackable, served by cargo lifts. Floorspace: 11,000 sqm Plot size: 0.96 ha Arrangement • Usage: Five stories of light industry, provide high density for uses such as joinery, leather, workshops, garment manufacture and fine metalwork • Service Yard: There are 4 goods lift, share service yard and two loading and marshalling areas to internal access corridors (1500sqm). Floor loading can take forklift trucks • Access: Two main access on the ground floor for loading area and internal access. Two ramps to access the parking at the basement Use: • (light) Manufacturing • Motor Trade (ground floor) • Business Sizes: Small
Enfield Industrial Intensification Study London Borough of Enfield
Typology B: Shared Yard Example: Berlartza Location: Madrid, Spain Architect: Inaki Begiristain Arkitektura Bulegoa Description: A group of ground dependent and small stackable units with clustered shared yards and goods lifts, designed to maximise efficiency Floorspace: 8,500 sqm Plot Size: 0.84 ha Arrangement:
• Usage: Industrial use in two levels. A ramp for vehicles and an open-air parking on top. Commercial uses for the external spaces
• Service Yard: Average size of load yard per unit 7x9m (including the internal road). Collective yard on the ground and first floor
• Access: Two main access; one on the ground floor for the central operational yard and another access by ramp to the first floor to the central operational yard Use:
• Construction
• Manufacturing
• Transport & Logistics
• Building Trade and Retail
• Motor Trades
• Wholesale Business Sizes: Small
Enfield Industrial Intensification Study London Borough of Enfield
Typology C: Attached Structure Example: The Gantry Studios Location: Hackney, London Architect: Hawkins Brown - Architecture 00 Description: A group of small stackable units attached to a ground dependent larger industrial building, creating an active frontage to a large unit Floorspace: 47,740 sqm Plot Size: 4.34 ha Arrangement:
• Usage: 21 artist studios and temporary housing over 3 floors
• Service Yard: N/A
• Access: Street access Use:
• Construction
• Manufacturing
• Building Trade and Retail
• Wholesale Business Sizes: Small, Medium
Enfield Industrial Intensification Study London Borough of Enfield
Typology D: Multi-storey Industrial 3 Storey Example: Prologis Georgetown Crossroads Location: Seattle USA Architect: Nelson Architects Description: A group of large and medium stackable and ground dependent units, maximising land use. Potential to stack smaller light industry on top of large units, served by cargo lifts. Consolidated, multi-level parking on site Floorspace: 54,813 sqm Plot Size: 5.49 ha Arrangement:
• Usage: Level 1 &2 have HGV ramp access. Level 3 is designated for light industrial use. It is served by 3 cargo lifts. Space is flexible and ancillary office space can be added as required
• Service Yard: Level 1 has ground level servicing yard, Level 2 has its service yard on top of part of the level 1 warehouse, served by HGV ramps. Level 3 has loading docks at ground level connected to cargo lifts
• Access: Street Access. Most of the ground space is absorbed by access space for the HGV ramp Use:
• Transport and Logistics
• Manufacturing
• Building Trade and Retail
• Wholesale Business Sizes: Medium, large
Enfield Industrial Intensification Study London Borough of Enfield
Typology E: Multi Storey Industrial 5 Storey Example: Prologis Narashinio 4 Location: Tokyo, Japan Description: A group of large units serving both ground dependent or stackable units. Each floor has an operational yard with direct HGV access via ramps Floorspace: 89,187 sqm Plot Size: 4.62 ha Arrangement:
• Usage: 5 storey stacked storage warehouse. 5.5m clearance height per level, with 13.5m truck court depth
• Service Yard: Internalised service yards
• Access: Street access leads to 2 spiral ramps for one-way HGV access to all levels Use:
• Transport and Logistics
• Wholesale Business Sizes: Large
Enfield Industrial Intensification Study London Borough of Enfield
Typology F: Co-location with office Example: Binck Twins Business Centre Location: The Hague, Netherlands Description: A group of small to medium units serving both ground dependent or stackable uses. All require small operational yards, so units can be integrated with office blocks without causing disruption, and create an active frontage Floorspace: 16,632 sqm Plot Size: 1.32 ha Arrangement:
• Usage: Two stories of light industry and six stories of offices
• Service Yard: Two level of operational yard with a ramp access and parking on the roof
• Access: One main ramp access which connects three levels, the operational yards and the parking Use:
• Manufacturing Business Sizes: Small, Medium
Enfield FEMA Study London Borough of Enfield
AECOM Limited Aldgate Tower 2 Leman Street London E1 8FA United Kingdom aecom.com
Avison Young (UK) Limited 65 Gresham Street London EC2V 7NQ United Kingdom
AECOM 78