Enfield Council
North Circular Area Action Plan Preferred Options
Enfield's Local Development Framework North Circular Area Action Plan - Preferred Options January 2007 Enfield Council North Circular Area Action Plan - Preferred Options
1 Contents
1 Introduction 3 1.1 Introduction 3 1.2 Study area and key issues 4 1.3 Structure of report 6
2 Issue Set 1 - Promoting Sustainable Communities 7 2.1 Overview 7 2.2 Housing 7 2.3 Social Infrastructure 14 2.4 Open Space 20
3 Issue Set 2 - Enhancing the local centres 26 3.1 Overview 26 3.2 Enhancing the local centres 27
4 Issue Set 3 - Access to jobs 34 4.1 Overview 34 4.2 Access to jobs 34
5 Issue Set 4 - Improving local connections 43 5.1 Overview 43 5.2 Improving local connections 43
6 Issue Set 5 - Improving environmental quality 51 6.1 Overview 51 6.2 Improving environmental quality 51
7 Opportunities for change 59 7.1 Overview 59 7.2 Enfield Gateway 60 7.3 Ladderswood Estate Renewal Zone 64 7.4 Land adjoining New Southgate Station 66 7.5 Telford Road Ecological Corridor 68 7.6 Land Around Arnos Grove Station 72 7.7 Bowes Road Zone 74 7.8 New River Corridor 79 7.9 Green Lanes Commercial Zone 83 7.10 Eastern Approach 88
A Typologies 2
B Site Capacity Studies 11 North Circular Area Action Plan - Preferred Options Enfield Council 3
1 Introduction
1.1 Introduction
1.1.1 The North Circular Area Action Plan (AAP) is one of a series of documents being prepared by Enfield Council as part of its Local Development Framework (LDF). The LDF will be the spatial expression of Enfield’s Community Strategy (2007-2017) and will replace the existing Unitary Development Plan. The Council’s Local Development Scheme (2007-2010) sets out the content and structure of the LDF, together with an estimated timetable for the preparation of its different components. It can be viewed on the Council’s website at www.enfield.gov.uk/LDF
1.1.2 The Core Strategy is the cornerstone planning document of the LDF upon which all the Area Action Plans are based. It sets out the vision for the future development of the Borough and core policies for achieving this vision. The Area Action Plans (including the North Circular AAP) provide more detailed planning frameworks for areas in the borough which are subject to substantial change and development pressures (see Figure 1.1) and they need to developed in the context of the strategic direction set in the Core Strategy.
1.1.3 The Core Strategy Preferred Options report identifies key areas for change within Enfield, one of these being the North Circular area. It recognises that there is a major opportunity to initiate a ‘step change’ to rejuvenate the North Circular area, address long-standing blight and bring back underused land into positive use. It proposes an area strategy for the North Circular area, which takes into account strategic concerns such as the requirement for growth in the London-Stansted-Cambridge-Peterborough Growth Area - as set out in the Government’s Sustainable Communities Plan – as well as local aspirations as identified during consultation on the North Circular AAP. The area strategy is identified as follows:
1.1.4 Consultation on the Issues and Options for both the Core Strategy and the North Circular AAP was undertaken in 2007. Consultation on the Core Strategy Preferred Options commenced on XXX 2008 and is scheduled to run until XXX 2008. Consultation on this North Circular AAP Preferred Options report commences on XXXX 2008 and will run for 6 weeks until XXX 2008. Any responses received on the Core Strategy Preferred Options that have an impact on the North Circular AAP will need to be taken into account in the preparation of the draft AAP, together with specific comments received during the consultation period on the AAP itself. 4 Enfield Council North Circular Area Action Plan - Preferred Options
1 Introduction
Figure 1.1 North Circular strategic context
1.2 Study area and key issues
1.2.1 The North Circular AAP covers an area around the North Circular Road (A406) between the A109 at Bounds Green and the A10 Great Cambridge Road (refer to Figure 1.2). To the north, the boundary follows Bowes Road (A110), Seafield Road, Powys Lane, and Broomfield Lane. The southern extent of the study area is defined by the borough boundary with the London Borough of Haringey. The area is predominantly residential in character and includes the local shopping centres at Green Lanes and Arnos Grove underground station. There are also a number of small open spaces and community facilities distributed throughout the area. North Circular Area Action Plan - Preferred Options Enfield Council 5
1 Introduction
Picture 1.1 The North Circular AAP Area
1.2.2 The A406 North Circular Road connects the A13 in the east and the M4 in the West, providing a route of both strategic and local importance (see Figure 1.2). Typically the North Circular Road is dual carriageway with up to three lanes in each direction and grade separated junctions (i.e. flyovers). The section which forms the basis of this AAP, however, reduces to two lanes in each direction from Green Lanes, narrowing further just beyond the Bowes Road/Telford Road junction into a three lane carriageway (two northbound and one southbound). Not surprisingly this bottle neck is heavily congested, with long queues and delays particularly at peak periods. Rat-running through the surrounding residential roads is a particular problem in the area as a consequence.
1.2.3 The operation and capacity of the North Circular around the Bounds Green bottleneck has been of concern to residents and businesses in the area for some time. Proposals to improve the situation date back to the Department of Transport and subsequently the Highways Agency (HA) governance. Subsequently, the Mayor of London inherited a major improvement scheme that proposed three-lane dual carriageways and grade separated junctions to bring this section of the A406 up to the same standard as adjacent sections. The HA proposal required a significant amount of land and left large portions of terraced housing empty and in short-term use for many years whilst the scheme was held in abeyance. This proposal is no longer being pursued, however the Area Action Plan can not rule out further road improvements as referred to by the Mayor in his letter to the Transport Commissioner on 16th February 2005, where he stated that TfL would not dispose of any properties that would prevent TfL pursuing an intermediate scheme on the A406 at Bounds Green at a future date, subject to funding.
1.2.4 There is a general consensus between Enfield Council, Haringey Council, TfL, community groups and local businesses that the area is in need of urgent attention to liberate this section of the A406 from decades of blight and an environment that has severed the community. Within this context, Enfield Council has recently approved a planning application by TfL for a safety and environmental improvement scheme for this section of the North Circular. This scheme includes a number of proposals aimed at improving access over and along the corridor including signal controlled crossings at street level, a cycle route on the north side, and enhanced footways along the corridor. In addition, selected residential access roads will be closed to discourage rat running and landscape improvements will be promoted on local roads to help restore the local urban environment for residents. The AAP will respond to the current TfL safety andenvironmental improvement scheme for the area and will also ensure that development proposals allow for further road improvements, should they be pursued in the future. 6 Enfield Council North Circular Area Action Plan - Preferred Options
1 Introduction
1.2.5 As proposed in the Core Strategy Preferred Options, an AAP for the North Circular Road area is required to help realise the objectives of the Government’s Sustainable Communities Plan and contribute to housing growth in the London-Stansted-Cambridge-Peterborough corridor. Within this context the AAP seeks to optimise the provision of decent homes for sale or rent at a price that people can afford and help build prosperous, green, clean, safe and well connected communities. There are also significant opportunities in the area to improve its profile and image as a green and attractive gateway to the Borough, to broaden the range of businesses, jobs and homes, and to improve pedestrian and cycle connections.
1.2.6 The AAP identifies the potential for refurbishment, renewal or redevelopment of key sites with obsolescent, run-down or surplus buildings, land and infrastructure. New development will aim to offer a range of choices for new households including affordable housing for both social renting and intermediate housing. The AAP will consider the proper coordination of new development with improvements to the local transport, community infrastructure, open spaces and overall improvements to the environmental quality of the area.
1.3 Structure of report
1.3.1 The report you are reading, the Preferred Options report, is structured into the following sets of issues, which aim to encapsulate the issues raised during early consultation:
Issues Set 1 - Promoting sustainable communities Issues Set 2 - Enhancing the local centres Issues Set 3 - Access to jobs Issues Set 4 - Improving local connections Issues Set 5 - Improving environmental quality
1.3.2 The final section identifies key opportunities for change in the area and presents a development framework and preferred options for development of key sites which will provide guidance for the future development of the area.
1.3.3 The Preferred Options report is the second key stage towards producing the North Circular Area Action Plan. It is based on Enfield's Core Strategy Preferred Option; it has considered your responses to the options and questions presented at the Issues and Options Stage; follows guidance from national, regional and local policy; and aims to develop the plan in more detail through the identification of preferred options. We hope you find time to look at the preferred options and let us know if you think we are heading in the right direction to achieve the overall vision for the area. North Circular Area Action Plan - Preferred Options Enfield Council 7
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2.1 Overview
2.1.1 The Government’s Sustainable Communities Plan (2003) recognises that although housing is a vitally important component, communities have many other requirements in order to be integrated, vibrant and successful. The principles of sustainable development are focused around the way our communities develop, economically, socially and environmentally, whilst respecting the needs of future generations as well as succeeding now. Government guidance (Planning Policy Statement 3 on Housing) also emphasises the importance of planning to create sustainable communities through prioritising brownfield development and providing green spaces and well designed housing and neighbourhoods.
2.1.2 The AAP area falls generally in an arc of deprivation that cradles the east and south of the Borough and there is a particular issue of increased social polarity within the North Circular AAP area (please refer to the Baseline Report and the Issues and Options Report for further detail). It is recognised that these issues cut across a number of issue sets within the AAP, however the access to and provision of housing, social infrastructure and open space are considered of importance here to promote the evolution and establishment of sustainable communities in the area and to create a place where people want to live and continue to live.
2.2 Housing
HOUSING GROWTH
2.2.1 This section on Housing Growth sets out the Council's preferred approach to assessing the potential for housing growth in the North Circular AAP area, in the context of its location in a Growth Area, and in line with the Core Strategy Preferred Options Report. The focus of the AAP is on improving the quality of life and the environment for local residents. In the context of blight in the area, the preferred option therefore needs to take into account the scope for refurbishment, renewal and redevelopment of vacant and blighted properties along the North Circular Road, as well as a few other opportunity sites in the wider AAP area.
2.2.2 The London LSCP boroughs face different challenges to other parts of the Growth Area. The continued growth of the London economy puts pressure on housing in the capital and its population is forecast to grow considerably over the coming years. The Core Strategy Preferred Options states that Enfield's population is expected to grow by 4000 people by 2011. The London Plan identifies a target for Enfield to provide at least 3,950 new homes by 2016, with an annual monitoring target of 395. This is to be largely achieved through unlocking development potential in under-utilised sites and growth in urban areas. In Enfield, most new homes are expected to come from small sites and conversions. The Core Strategy Preferred Options looks at the Upper Lea Valley to exceed targets, as well as areas of high PTALs, which include the North Circular area. Policy 5E.1 of the London Plan sets a commitment to maximise the number of additional homes, including affordable housing, by exceeding housing provision targets set out in the plan.
2.2.3 Whilst the Core Strategy Preferred Options seeks to achieve housing growth through new development of surplus land and intensification in areas of high public transport accessibility, it also focuses on protecting Enfield's existing housing stock and reducing the level of vacant homes through refurbishment and redevelopment of vacant and blighted properties. 8 Enfield Council North Circular Area Action Plan - Preferred Options
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2.2.4 The preferred strategy to achieve the spatial vision for the borough is for focused growth in three broad areas, including the North Circular Road AAP area. The Enfield Core Strategy Preferred Options proposes the area around the North Circular Road as providing opportunity for housing growth. Given its relatively high public transport accessibility, and good provision of services and facilities, the North Circular AAP area is a suitable location for the development of new homes. In particular, the A406 frontage offers potential for new housing provision.
2.2.5 A significant proportion of the properties along the North Circular Road frontage are in TfL ownership or control and were a part of a major Highways Agency proposal to create three-lane carriageway and grade separated junctions to bring this section of the A406 up to a similar standard as adjacent sections. Portions of terraced housing have been left empty and in short-term use for many years due to the scheme being held in abeyance. The Council have recently granted planning permission (subject to S106 negotiations) to Transport for London for a safety and environmental scheme that provides a degree of certainty about the future of the road. This provides an opportunity to bring this underused land which no longer needs to be safeguarded back into positive use for new homes and other uses. The Council has agreed with Transport for London that the possibility of long term future improvements to increase the capacity of the North Circular Road should not be ruled out. As such, development opportunities need to also consider the safeguarding of land for future schemes that would enhance capacity. Potential opportunity sites, including the TfL owned land and other sites in the wider AAP area, are indicated in Figure 2.1 and are considered in more detail further in this report. North Circular Area Action Plan - Preferred Options Enfield Council 9
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Figure 2.1 Residential Development Opportunity Sites
Preferred options for housing growth
The level of housing growth in the North Circular AAP area has been estimated by following a number of key steps.
1. The existing terraces were assessed to determine those that should be retained and refurbished, and those that should be redeveloped. Criteria included (a) whether or not the terrace would be affected by the road proposals and (b) the quality of the terrace and whether refurbishment would be viable. 2. The capacity of sites suitable for redevelopment was then assessed, taking into consideration (a) accessibility to public transport (higher accessibility allows for higher density development) (b) plot depths and (c) urban design considerations (see Typologies in Appendix A)
An initial assessment of the potential capacities of the key opportunity sites has been undertaken and assessment of the existing housing numbers calculated (see Appendix B). The capacity study considers the potential site coverage of the development opportunity sites within the AAP area and possible height of development. The estimates are based on an average unit size of 80sqm, demonstrating a bias towards family size accommodation. These capacity estimates are intended for consultation and an indication of the potential scope in the AAP area, they do not represent defined capacities at this stage. They would also need to be accompanied by an assessment of the likelihood of and timescale for these sites and housing numbers coming forward.
Justification for preferred option
2.2.6 In line with National, Regional and Local policy, the preferred option would optimise the provision of decent homes for sale or rent in the area at a price that people can afford. The London Plan states that for the city to successfully accommodate the anticipated growth in population it will be vital to make the best use of available sites and development opportunities. The identification of development sites seeks to assist the Borough in contributing towards housing growth in the sub-region. 10 Enfield Council North Circular Area Action Plan - Preferred Options
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2.2.7 The London Plan also recommends that Boroughs promote the efficient use of the existing stock by reducing the number of vacant, unfit and unsatisfactory dwellings. The North Circular Road frontage offers significant potential for new housing provision. A majority of these properties are currently vacant and/or run down. In general, the housing stock facing the North Circular is not suited to the hostile environment of the road. Redevelopment of the sites would allow new development to respond properly to the road conditions, including issues of noise and air pollution. Redevelopment will also provide opportunity to remove accesses from the North Circular Road and provide safer access points from the linking residential streets. The development of the sites alongside the A406 for housing will also assist in improving the overall environmental quality of the area and reinforcing the corridor’s green and residential character.
2.2.8 The land located along the North Circular Road is more appropriate for housing use, due to the predominantly residential nature of the areas located adjacent to the Road. In addition, there is a need to replace a significant number of blighted dwellings to tackle the under-supply of housing generally across London. Intensification of these sites for employment uses is not proposed due to the high value attached to a large number of sites with existing residential use, the lower demand for employment uses within this area of Enfield and the potential conflict between some employment uses and adjacent housing areas. The small size and shallow depth of a large proportion of the sites also makes the development of employment uses unfeasible.
2.2.9 Along with those opportunity sites along the North Circular Road, there are several other opportunity sites in the area. Some of these are located in or near local centres and some currently provide a poor standard of housing stock and environmental quality. Further detail of the preferred option for each site is provided in the section on Opportunities for Change. It is noted that some sites offer an opportunity for mixed use developments, particularly those located within local centres and close to public transportation.
AFFORDABLE HOUSING
2.2.10 Enfield’s Housing Study 2005 identifies a general net annual shortfall of affordable homes across the borough, particularly family sized homes and dwellings that are wheelchair accessible. ‘Enfield’s Future’ (2007), the borough’s Sustainable Community Strategy presents the objective of ensuring that all residents, including families, have the opportunity to live in a decent, sustainably constructed and affordable home.
2.2.11 There is a lower proportion of social rented housing in the AAP area, compared to the borough and London as a whole, therefore, any new development needs to ensure that there is no net loss of social rented bedroom space. Nevertheless. parts of the area also suffer from deprivation associated with poor quality private renting, and abandoned properties.
2.2.12 However, affordable housing provision is about more than simply social renting. Recent research has suggested that, given the opportunity, many social rented tenants would choose to move into homes offered under affordable low cost home ownership (LCHO) schemes.
2.2.13 Allowing social renting tenants to move into affordable LCHO schemes means that their previous homes are freed for new occupants, and enables them to meet aspirations for home ownership. We also know that there is a close link between levels of social renting and deprivation. Encouraging home ownership is an important tool for reversing this trend, lifting inhabitants out of poverty and benefits dependency. This is a key element of the Place Shaping agenda, building mixed, sustainable communities in which local people want to live. North Circular Area Action Plan - Preferred Options Enfield Council 11
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2.2.14 For low cost home ownership to present a viable option to residents in housing need, it must also be affordable: that is, below minimum market costs. This issue is particularly important given the relatively high land values in the North Circular AAP area. PPS3, the key national document pertaining to the delivery of affordable housing, states: "Affordable housing includes social rented and intermediate housing, provided to specified eligible households whose needs are not met by the market." The Enfield Housing Study 2005 sets out local minimum market housing costs. These will be updated in the new Strategic Housing Market Assessment, which we are currently in the process of commissioning.
2.2.15 Meanwhile, The London Plan defines affordable housing as: “housing designed to meet the needs of households whose incomes are not sufficient to allow them to access decent and appropriate housing in their borough." Any new affordable housing must comply with these definitions.
2.2.16 Enfield’s Core Strategy preferred option for affordable housing is a target of 50% affordable housing within new residential development, across the Borough as a whole. This would be split between 70% social rented and 30% intermediate housing.
Consultation response to Issues and Options
2.2.17 At the Issues and Options stage we asked you if an area-specific approach were to be pursued, what an appropriate policy for the North Circular AAP area would look like. Three options were presented as follows:
Provide affordable housing targets that reflect a Borough average (Option IS1A 1). Provide more affordable housing through new development than elsewhere in the Borough (Option IS1B 1). Seek a smaller provision of affordable housing through new development than elsewhere in the Borough on sites where existing concentrations of social housing are at their highest in order to promote the establishment of a more mixed, sustainable community (Option IS1C 1). 2.2.18 There were mixed views from respondents regarding the provision of affordable housing in the area. Some individual residents raised concern for the impact that a higher proportion of affordable housing would have on the planning for long term successful, sustainable, mixed communities. A number of individual residents objected to concentrations of social housing and supported a wider social mix to discourage deprivation and encourage higher value uses in the area.
2.2.19 The Enfield Society support more affordable housing than the average being provided in the borough and noted that social housing does not need to be synonymous with deprivation. However, Fairview New Homes Limited believed that seeking more affordable housing could 12 Enfield Council North Circular Area Action Plan - Preferred Options
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have an effect on viability and delivery. Fairview New Homes Limited and St James Developments Ltd both suggested a market-led approach to satisfy any demand or need for specific types of households in the borough.
Preferred option for Affordable Housing
Affordable housing targets in the North Circular AAP area that will reflect the Borough wide target of 50% affordable housing as set out in the Core Strategy preferred options, with a split of 70% social rented (housing provided by a landlord where access is on the basis of family need, and rents are no higher than target rents set by the government for housing association and local authority rents) and 30% intermediate housing (sub-market housing above target rents, but substantially below open market levels, including shared ownership, sub-market rent provision and key worker housing). The preferred option will allow for local circumstances to be taken into consideration for development sites. We will use the Affordable Housing Development Control Toolkit prepared by the GLA in assessing the impact on the viability of schemes.
Justification for preferred option
2.2.20 The sustainability appraisal (SA) of the Issues and Options concludes that providing a target consistent with the Borough wide target would have a neutral impact on the SA objectives. A higher target for affordable housing within the AAP area would result in an increase in the provision of affordable housing having a positive impact on achieving the housing sustainability objective. However, it is also noted in the SA that having a higher proportion of affordable housing than the rest of the borough may affect the viability of redeveloped sites, affect market rates and exacerbate the current socio-economic problems within the AAP area. The SA identifies that seeking a reduced provision of affordable housing would have a negative impact on the housing sustainability objective.
2.2.21 In light of national, regional and local recognition of the need for new homes, in particular affordable homes, seeking lower levels of affordable housing is not a realistic option for the North Circular AAP area. The AAP area provides significant potential in providing a greater mix of housing type and tenure to ensure a sustainable community and rather than grasping this opportunity, this option would only have implications for Council in meeting the identified housing needs of the borough. There is a risk that a higher target for affordable housing in the North Circular AAP area would affect the viability of the sites and unduly affect the market interest.
2.2.22 The action plan area already contains significant pockets of deprivation, as evidenced in the Baseline Report. In these areas, there is a risk that in seeking high levels of social renting in the action plan area, some existing problems could be exacerbated. Dense concentrations of social rented housing have tended to increase deprivation and compromise economic wellbeing. On the other hand, benefits dependency decreases in inverse proportion with owner-occupation. Significantly increasing affordable home ownership products in these areas of deprivation could encourage improvement across the area, and contribute to a more sustainable community. North Circular Area Action Plan - Preferred Options Enfield Council 13
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The preferred option allows for local circumstances to be taken into consideration. This issue could be considered in more detail in future Supplementary Planning Documents or when assessing applications on a site-by-site basis.
FAMILY AND ACCESSIBLE HOUSING
2.2.23 Of equal importance to the provision of affordable housing is the need to maintain an appropriate spread of unit sizes and any new development must meet the needs of families currently living in the area. PPS3 focuses on the delivery of housing including the provision of larger family units. It states that Local Planning Authorities should 'ensure that the proposed mix of housing on large strategic sites reflects the proportion of households that require market or affordable housing and achieves a mix of households as well as a mix of tenure and price'. Meanwhile, the need for a greater number of accessible homes is reflected in the London Plan, which requires 10% of all new housing to be wheelchair accessible, or easily adaptable.
2.2.24 As mentioned above, the Enfield Housing Study 2005 identifies a need for affordable family-sized homes within the borough and therefore the Area Action Plan should seek to provide family sized accommodation where appropriate.
2.2.25 The Core Strategy Preferred Options identifies the following preferred option for housing mix in the borough as to ‘ensure new developments offer a range of housing size and types to meet the housing needs of different groups and communities and provide housing choice.’
Consultation response to Issues and Options
2.2.26 At the Issues and Options stage we asked you whether the North Circular area is a suitable location for family-sized accommodation.
2.2.27 With respect to housing size, a large proportion of individual respondents commented that family housing would not be appropriate next the A406 due to health and safety concerns. Other individual respondents felt that the North Circular Road is suitable for family housing, with a number suggesting refurbishment or rebuilding of the existing properties along the A406 as affordable family homes. Concern was also raised with regard to the conversion of existing family sized properties into smaller flats.
Preferred option for family housing
The preferred option will seek to ensure that the action plan area will be home to mixed communities. There will be good provision of family-sized accommodation and wheelchair accessible homes in appropriate areas. As part of this process, the plan will identify suitable sites on the North Circular Road for family homes, which are set back from the road with safe access and appropriate outdoor amenity space. This will be demonstrated by way of typologies of development based on plot width (refer to Appendix A - Typologies).
2.2.28 Justification for preferred option
2.2.29 Given that there are a significant number of families currently living in properties along the A406 that need to be re-housed and that there is a shortfall of larger family sized properties in the borough, the Preferred Options report should seek to ensure that a significant proportion of 14 Enfield Council North Circular Area Action Plan - Preferred Options
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new affordable and market homes in the area are family-sized. However, parts of the action plan area suffer from poor access and environmental quality. Therefore we need to consider the suitability for family accommodation of sites alongside the A406 itself, and further away from the road.
2.2.30 Varying typologies for development of housing along the North Circular Road have been developed and are detailed in Appendix A . These typologies consider the different plot depths of the properties and potential for new access roads, landscape buffers and provision of private gardens to ensure that family housing could also be incorporated within redevelopment of these sites.
2.3 Social Infrastructure
2.3.1 The AAP area contains a number of community, health and educational facilities as well as open spaces, which are identified in figure 2.3. These facilities are concentrated in nodes around key centres: Arnos Grove, Brownlow Road and Green Lanes. In addition, it is important to note that the AAP area lies on the border with Haringey and many of the local residents may use facilities provided in this adjoining neighbourhoods.
2.3.2 Participants at the North Circular Road Action Planning Evening identified a number of issues in relation to community facilities in the AAP area, in particular it was considered that existing facilities could be improved and new facilities could be provided, specifically within the western part of the AAP area. Access to community facilities was also seen as an issue caused primarily by the barrier effect created by the North Circular Road. There was also seen to be a lack of knowledge of the existing amenities within the area, caused in part by the poor signage to, and promotion of, these facilities.
2.3.3 The AAP also needs to recognise that new housing developments is likely to increase demands on schools, health and community facilities and open space provision. New development does, however, allow the Council to require the developer to provide funding towards community provision.
2.3.4 The Council’s Community Cohesion Strategy 2007-2009 recognises the role that the LDF has in promoting community cohesion through policies that will promote social equity and reduce inequalities between communities. The Core Strategy Preferred Options proposes policies for the multiple uses of community facilities to promote social cohesion by bringing people together. North Circular Area Action Plan - Preferred Options Enfield Council 15
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Figure 2.2 Community facilities
EDUCATIONAL FACILITIES
2.3.5 Within the AAP area there are six schools; one infant school, four primary schools and one secondary school, there are also a number of schools just outside the AAP area some within Enfield, some within Haringey. At present, according to the School Organisation Plan 2003-2008 (incorporated into The Children and Young People's Plan 2006-2009), schools are currently coping with demand. However, some are very close to being at full capacity. With the potential for significant new residential developments coming forward it will be necessary to look at the long term future for educational needs, which may necessitate improvements to existing schools where achievable, or the building of new schools where extensions to existing schools are not possible.
2.3.6 The main issue concerning schools in the AAP area is the health and safety of the pupils. During consultation undertaken at Issues and Options stage, the community expressed concern that the dereliction and poor physical state of a number of houses along the North Circular Road has a negative effect on the neighbourhood generally. In addition, the heavy and congested traffic conditions have created difficulties with respect to noise, pollution, dirt and vibrations. Bowes Primary School and Broomfield School are two schools that have especially suffered over the years, with Bowes School particularly affected due to its location on the main road. Regardless, Bowes Primary school has still seen an upturn in pupil numbers in recent years yet has difficulties in considering expansion due to the listed status of the school building and limited play space.
Consultation response to Issues and Options
2.3.7 At the Issues and Options stage we asked you your views on the idea of combining Bowes Primary and Broomfield Secondary School onto one site. We also asked you if there are any other options that should be considered to improve other schools in the area.
2.3.8 Two individual respondents were in support of moving Bowes School away from the busy and polluting Bowes Road and combining the two schools on a site away from the A406. Southgate District Civic Trust specifically supported the building of a new Bowes Primary School on an 16 Enfield Council North Circular Area Action Plan - Preferred Options
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enlarged Broomfield School site. However other respondents raised safety concerns for children from the south side of the A406 needing to cross the major road to access the new school site. Bowes Primary School was supportive of combining the schools however expressed concern that the existing two schools would suffer from underinvestment while the new amalgamated school is developed.
2.3.9 Several individual respondents raised concern for the future use of the existing Bowes School building. First, respondents questioned the recent investment in the school and second, comments were made that it is a listed building and there would be strong objections to any demolition or radical modification of the building.
2.3.10 Additional comments raised with respect to school infrastructure in the area in general included a need to improve the safety and health of local school children, in particular the need for more open space for children to exercise and grow.
Preferred Option for educational facilities
The preferred option is to relocate Bowes Primary School to a new integrated primary and secondary school on the Broomfield Secondary School site, ensuring safe and convenient connections are provided across the North Circular Road (See Figure 2.4). This would open up the opportunity to rebuild both Bowes Primary and Broomfield School taking advantage of an improved site arrangement, better access arrangements, and opening up the possibility of shared use and sports facilities. This could be financed partly by Building Schools for the Future programme and partly by the sale of the Bowes School site, which could be converted sensitively into an alternative use. The potential for a Children’s Centre to also be accommodated on the site would be investigated but would be subject to space requirements for the two schools, including sports and play areas.
The preferred option for general school provision in the area is to provide ongoing monitoring of the need and projected demand within the area. Schools will be encouraged to offer opportunities to allow the use of buildings and facilities for community purposes in the evening and at weekends.
Figure 2.3 Broomfield School Site
Justification for preferred option
2.3.11 The current site for Bowes Primary School is constrained both due to the listed building and small playground area surrounding it, which limits expansion and improvements to the school. Its location fronting the North Circular is also not ideal. Broomfield School buildings are also North Circular Area Action Plan - Preferred Options Enfield Council 17
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very outdated and would benefit substantially from redevelopment or refurbishment. Locating the two schools on one site could help to address site issues for both schools. Redevelopment at a higher density on the existing Broomfield site would mean that there would be no impact on the current playing field area. The latest Government advice is to promote ‘all-through’ schools from Primary through to Secondary, where achievable.
2.3.12 The SA identified that there is unlikely to be any significant differences between the two options when assessed against the sustainability objectives.
2.3.13 As a part of the TfL safety and improvement scheme, the pedestrian footbridge near the schools will be retained and at grade crossing facilities will be improved. This would help to provide safe crossing for school children from residential areas to the south of the A406 to the new school location in the north.
2.3.14 The Sub-Regional Development Framework for North London suggests that schools need to become multi functional buildings with a range of uses both during and outside of normal school hours.
2.3.15 There are strong arguments for basing Children’s Centres in schools and improving community access to facilities within schools outside school hours, for example, community learning facilities, library and sports provision. This could provide new social infrastructure at the heart of the local communities and create a potential learning hub for the whole community. In particular, childcare provision is most needed in areas of social deprivation, ranging from extended day care to Children’s Centres.
COMMUNITY FACILITIES
2.3.16 The Palmers Green Library and Southgate Town Hall site on Green Lanes, and the Bowes Road Library, Arnos Leisure Centre and the adjacent health clinic at Arnos Grove, are two collections of sites that are considered to provide potential for new or improved community facilities.
2.3.17 Palmers Green Library and Southgate Town Hall on Green Lanes are both currently in Council ownership and the future use of both buildings is under consideration. Palmers Green library is valued by those who use it, with a large catchment area, extending into Haringey and up Green Lanes to Winchmore Hill. It was refurbished in 1997, including a lift to provide disabled access and benefits from the availability of car parking. The library is poorly situated in relation to Palmers Green shopping centre, however, there appears to be a shortage of available space in Palmers Green centre for a relocation. The Council has prepared a Library Strategy (2008) which recommends reprovision on the existing site. Southgate Town Hall itself is no longer required for its current use, there is therefore an opportunity to consider the future use of the Town Hall building and potential cross-funding for the Library.
2.3.18 Bowes Road Library, Arnos Leisure Centre and the adjacent health clinic are also likely to be the subject of further investigation by the Council to improve use of the site and, address Disability Discrimination Act issues and ensure that better library provision is provided. This may in turn impact on the adjacent Arnos Resource Centre. All of these buildings are listed by the government as being of special architectural or historic interest.
2.3.19 In the context of the North Circular AAP and the provision of new homes in the area, Enfield Primary Care Trust (PCT) will need to increase their provision of health care to meet the demands of the community. The strategy of the PCT is to reorganise the way that health care is provided 18 Enfield Council North Circular Area Action Plan - Preferred Options
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in the borough by seeking opportunities to develop primary care centres or ‘one stop shops’ where a range of services are provided in one accessible location. The long term aspirations of the Enfield PCT is to develop the site of the Arnos Grove Medical Centre, swimming pool and library for healthcare uses, with potential for maintaining the swimming pool and library within this site, or possible relocation of the uses elsewhere within the AAP area. However, there are listed building restrictions, and some of the land cannot be built on. The Enfield Primary Care trust will shortly be consulting on 'Bringing Care Closer to Home' a five year investment plan that will include proposals to address shortfalls in GP capacity and provision of new premises that are fit for purpose. This document will provide more clarity on the PCT's aspiration for this site.
2.3.20 Additional community uses or improvements to existing social infrastructure could also be sought through developer contributions from new residential development where appropriate.
Consultation response to Issues and Options
2.3.21 At the Issues and Options stage, options were put forward to relocate the Palmers Green Library to an accessible location within the town centre and provide a new use for the Library and the Southgate Town Hall, however the general community response was that the library should stay in its current location and be refurbished and modernized to meet current and future community needs. Some individual respondents consider the library to be accessible, with good parking facilities and of special architectural and historic interest.
2.3.22 We also asked you what options you thought should be explored for the Southgate Town Hall building. Several suggestions for alternative uses for the Town Hall site were suggested by the community including an expanded/modernised library facility, community/youth centre, health clinic, flats, offices or the continued use for Council operations. There was some concern raised for the potential loss of cultural heritage that the building provides, particularly if sold off to a developer. It is important to consider that to help finance improvements and upgrade of the existing library and other community facilities in the area, the sale of the property for residential would be the most appropriate. This is also in light of the fact that there would be little demand for the continued use of the building for office purposes.
2.3.23 At the Issues and Options stage we asked you whether you thought there are any opportunities that should be explored for Bowes Road Library, Arnos Leisure Centre, the adjacent health clinic and Arnos Resource Centre. A number of individual respondents expressed a desire for Arnos Pool to remain an accessible leisure facility, which is given new energy and function. Bowes Primary School commented that the Playground at Arnos Park needs improving, as does safe access from the Park to the Bowes Road facilities. Southgate District Civic Trust also commented that it is important to make better use of, and improve the appearance of, the surrounding areas into open space with landscaping, trees and flowerbeds.
2.3.24 In addition to the specific sites identified above, we also asked you if there were any other opportunities for the provision of community facilities within the area that should be considered. There was a general view expressed that there are very few community facilities in the area and there is a desire for a good quality, easily accessed, meeting, entertainment, voluntary North Circular Area Action Plan - Preferred Options Enfield Council 19
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action, youth and cultural facilities. Bowes Primary School suggested an upgrade of Arnos Park playground and that the space in front of Bowes Library could be made into a public garden, a community centre and café.
Preferred option statement
The preferred options for community facilities within the AAP area are as follows:
1. Refurbish and modernise the existing Palmers Green Library and create a community hub providing a range of services such as meeting rooms, a children’s centre and other uses to meet the current and future needs of the community. To help fund this development, the Town Hall could be sensitively converted for residential purposes, providing continual activity and natural surveillance of the nearby community hub. 2. Retain the existing Arnos Leisure Centre and adjacent health centre and relocate Bowes Road Library to a nearby shopping parade. 3. Seek a purpose built community/youth centre facilities as part of improvements and new development around Ladderswood Estate and the New Southgate Industrial Estate. 4. Seek developer contributions from new residential development for the improvement and provision of community infrastructure. The facilities at Palmers Green and Arnos Grove are important concentrations of community use and new development in the area will increase demand on the services they provide and should therefore contribute to their improvement. 5. Consider the potential for a new community facility at the point where Telford Road becomes Bowes Road on the north eastern corner.
2.3.25 Justification for preferred option
2.3.26 The preferred option is consistent with National, Regional and Local policy in that it seeks to ensure that appropriate facilities are provided within easy reach by walking and public transport for the population that use them. The preferred options involve upgrading and improvement of existing provisions, both to deal with the potential increased population and to meet existing deficiencies. The Sub-Regional Development Framework for North London, the London Plan and the Core Strategy preferred options report all encourage the multiple use of buildings in circumstances where uses are complementary, reducing demands on land and minimising the need to travel.
2.3.27 The preferred options will provide new development and improvement of existing facilities that will support the existing and future communities within the North Circular AAP area and contribute to the overall creation of safe, sustainable, liveable and mixed communities with good access to key services for all residents
2.3.28 The retention of the Southgate Town Hall for office use was not considered viable as there is little demand for such uses in the area. The building is no longer required for its current purposes and does not currently provide any form of community use. When considered in the context of improvements and upgrade of the adjoining library site, the sale of the property for residential would be the most appropriate to assist in funding such works. Whilst relocating Palmers Green library to a more central location in Palmers Green would improve access for residents further north, it is considered that the existing library is reasonably well located at the edge of Green 20 Enfield Council North Circular Area Action Plan - Preferred Options
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Lanes town centre and has potential to be linked better to the wider community via new pedestrian and cycling links along the New River corridor. The SA did not consider there to be any sustainability benefits of moving the library to Palmers Green.
2.3.29 With respect to Bowes Road Library, the main issue is that the library is not currently fit for purpose and difficult to access on the upper floors. Moving the library to a town centre location could mean that community facility make it more accessible to the wider community, increase its visibility and address access issues associated with its location in the current building. This could also increase options for the Primary Care Trust to expand.
2.3.30 Opportunities for the provision of new community facilities have been identified within the AAP area in recognition that the increase in residential development on the area will put pressure on existing facilities and also that such facilities are extremely important in building cohesive communities. Ladderswood Estate is an area of deprivation and isolation. With partial redevelopment of the Estate, an opportunity is presented to create a more active and cohesive community and provide an element of social support for local residents. A similar opportunity is presented at the corner of Bowes Road and Telford road. This is considered an ideal site for a new community facility as it is highly accessible and prominent site providing potential for a quality landmark community building.
2.3.31 Upgrade of facilities and provision of new facilities will allow for landmark extensions or new developments that promote civic pride and sense that is an important element within the local area, whilst becoming more welcoming to the community. It was considered important for the preferred options to consider the protection of heritage listed buildings and their settings within any proposals for future redevelopment or refurbishment.
2.3.32 Generally, grouping facilities that complement each other (in terms of use) is encouraged. It allows parking and access to be more intensely used and limits amount of ‘dead’ space that could otherwise be given over for additional development/landscaping.
2.4 Open Space
2.4.1 There are a number of small pockets of open space within the AAP area (see Figure 2.4). The two District Parks of Arnos Park and Broomfield Park are also situated adjoining the northern edge of the area. Enfield’s Open Space Assessment (2006) identifies deficiency in public open space particularly within the southern and eastern edge of the borough within which the North Circular Area Action Plan is situated. In addition, the small parcels of open space within the western parts of the AAP area including New Southgate Millenium Green, Highview Gardens, High Road Open Space and Grove Road Open Space, although rated as ‘good’ to ‘very good’ in terms of quality. are small and mainly informal, lacking a functional role in terms of more formal sports and recreational activities. The large open space to the north of Pymmes Brook (Cherry Blossom Close) is identified as an outdoor private sports facility, which is of ‘fair quality’. The site is not currently accessible to the public and therefore provides little recreational value. North Circular Area Action Plan - Preferred Options Enfield Council 21
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Figure 2.4 North Circular Road Open Space
2.4.2 Consultation with the community (i) also reinforced the issues of improving access to public open spaces as a result of the heavily trafficked road network and the railway line, which dissect the area. Participants felt that the large playing field adjacent to Broomfield School was a key asset for the local community, which could be put to better community use. In addition, it was suggested that opportunities should be sought to provide public open space as part of the Cherry Blossom Close development.
2.4.3 One of the key objectives included in the London Plan is to make London a more attractive, well designed and green city. "Enfield's Future: A Sustainable Community Strategy for Enfield 2007-2017" provides a vision for Enfield as a healthy, prosperous, cohesive community living in a borough that is safe, clean and green. The Enfield Core Strategy Preferred Options seeks to protect and enhance the borough's green resources and open character. The preferred option for open space is to create enhance and accessible learning, leisure and recreational opportunities and improve access to green areas.
2.4.4 Part of the vision for the North Circular area is to create an accessible network of green spaces, transforming the perception of the area based on its green and open character. This can be achieved through a continuous frontage of landscaping, improved access and linkage between green spaces and views through development to create awareness that there are open spaces behind.
2.4.5 A landscape strategy for the North Circular Road will help to deliver this vision and this is detailed in Issues Set 5 – Improving environmental quality. In addition to the Landscape Strategy, further thought needs to be given to the improvement of the open space network in the area and how these can be better linked to encourage their use.
i Action Planning Evening held at Broomfield School on 20 February 2007 22 Enfield Council North Circular Area Action Plan - Preferred Options
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Response to Issues and Options Consultation
2.4.6 At the Issues and Options stage we asked you what opportunities you thought should be explored to enhance the use and quality of existing open spaces within the AAP area. The general response was to resist the loss of any open space and enhance the quality of existing open space so that it is safer, more accessible, attractive and well-maintained. Respondents suggested the provision of facilities such as seats, shelters, directional signposting and artistic children’s playgrounds.
2.4.7 In addition to improving existing open space, we asked for your view on how the Council can best redress the open space deficit in the area to provide new open spaces. Two options were presented as follows:
Securing funding for new open spaces and maintenance through new housing development (Option IS1D 1). Attaching conditions to outline planning permissions with requirements to provide or improve open spaces within new developments (Option IS1E 1). 2.4.8 The Greater London Authority advised that all new residential development should contribute to redressing the open space deficit in the area (both on-site provision and off-site contribution as appropriate) to meet the needs of the new development and wider area.
2.4.9 In response to the option for securing funding for new open spaces through new housing developments, Bowes Primary School suggested that contributions from development should be diverted to other projects and not open space provision. Fairview New Homes and St James Developments both suggested that in accordance with Circular 05/2005, planning obligations should not be used solely to resolve existing deficiencies and this can only ‘reasonably’ be required where there is an identified need arising from that development. Fairview New Homes felt that this option could impact on the viability of development and stifle smaller developments coming forward. St James Developments stated that any policy that seeks to secure such funding should be worded so that it is clear that open space provision will only be sought in areas deficient in open space where it can be demonstrated that the development exacerbates the level of open space deficiency.
2.4.10 The majority of respondents supported the option of attaching conditions to planning permissions for any new development to provide or improve open spaces.
2.4.11 In addition to the two options presented, some individual respondents suggested alternative or specific ways to provide new open space in the AAP area as follows:
identifying open land and develop these into parks and play areas; Use Council owned land or land that can be easily acquired by the Council; Use some of the land along the A406 for playgrounds and quiet spaces; Include new open space within any redevelopment of the Ladderswood Estate. 2.4.12 At the Issues and Options Stage we also asked you what you thought the priorities for new open spaces should be. Some individual respondents suggested that there should be a mix of park provision including children’s playground/adventure parks, nature areas and peaceful gardens. Bowes Telford Community Action Group stressed the importance of improved landscaping, better maintenance and better policing of the local parks. Southgate District Civic North Circular Area Action Plan - Preferred Options Enfield Council 23
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Trust responded that relatively small squares and gardens should be provided and made people-friendly with seats, visually overlooked by residents that may not have a garden of their own.
Preferred Option for Open Spaces
The preferred option is that new open space and improvements to the quality of, and access to, existing open space will be negotiated through legal agreements associated with new development or required by condition of approval for new residential development in the area according to requirements set out in the Council's forthcoming Development Standards DPD. Priority sites that provide significant opportunity for provision of new open space include:
Cherry Blossom Close, with a particular focus on providing public access along Pymmes Brook; and the Ladderswood Estate.
2.4.13 Justification for Preferred Option
2.4.14 The Enfield Open Space and Sports Assessment 2007 identified a large area of open space deficiency to the south of North Circular Road. The scale of potential future residential development will also result in further need for quality open space in the whole of the AAP area.
2.4.15 Part of the deficiency area contains other types of open space. The study recommends that to address this deficiency, there may be opportunities to diversify the use of existing spaces to accommodate functions associated with public parks. The study identifies Pymmes Brook as a private playing field with no public access and that is largely disused. An opportunity is presented to therefore introduce functions normally associated with a small local park, such as children’s play and landscaped areas, into part of the space to alleviate part of the deficiency zone in the area. The preferred options is consistent with this recommendation.
2.4.16 The opportunities for new open spaces are very limited within the majority of the AAP area. There may be some scope to increase the overall quantum of open space though the development of large sites in the area but many sites along the A406 are shallow in depth. This limits the scope for the provision of new open space.
2.4.17 The SA states that both the options (securing funding from new development for the provision and maintenance of open space, and requiring open space provision within new development) would provide a positive outcome in creating sustainable communities, but that these could present minor impacts on the provision of housing. The SA states that incorporating open spaces within developments may reduce the density of housing that can be achieved and that requiring developers to fund open space provision may reduce the viability of certain sites for development.
2.4.18 The preferred options is in line with national, regional and local policy, which all seek to safeguard green and open spaces and to protect the many benefits of open space, including those associated with health, sport and recreation, children’s play, regeneration, the economy, culture, biodiversity and the environment.
2.4.19 Enhancing access to and the quality of open spaces within the vicinity of the North Circular AAP may help to increase demand for property within the area. In particular, residential properties which offer attractive views of open space (or possible overlooking of it) can attract 24 Enfield Council North Circular Area Action Plan - Preferred Options
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a modest price premium, where the open space is of good quality and properly managed and maintained, although this is difficult to quantify and will vary on a case-by-case basis. Residential development adjacent to open space can also assist in the self policing of these areas, which can act as a deterrent to criminal activity and increase the safety and security of a residential area. North Circular Area Action Plan - Preferred Options Enfield Council 25
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IMPLEMENTATION AND DELIVERY
Preferred Option Phasing* Funding Sources Delivery Partners Housing Growth Short-Long Term Private Developers Enfield Council Housing Associations Private Developers Affordable Housing Short-Long Term Private Developers Enfield Council Housing Corporation Housing Associations Private Developers Family and Accessible Short-Long Term Private Developers Enfield Council Housing Housing Associations Private Developers Palmers Green Library Medium Term Enfield Council Enfield Council Private Developers Private Developers Southgate Town Hall Medium Term Private Developers Private Developers Bowes Road Library Medium to Long Term Enfield Council Enfield Council New Community Centre Medium to Long Term Private Developers Private Developers - Ladderswood Estate Enfield Council New Community facility Medium to Long Term Private Developers Private Developers on the corner of Bowes Enfield Council Road and Broomfield TfL Road Open Space Short - Long Term Private Developers Enfield Council Improvements Private Developers 26 Enfield Council North Circular Area Action Plan - Preferred Options
3 Issue Set 2 - Enhancing the local centres
3.1 Overview
3.1.1 There are several parades, local shopping centres and single stores within the AAP area providing predominantly convenience shopping for local residents. These are identified in figure 2.5 below.
3.1.2 Participants at the North Circular Road Action Planning Evening highlighted the importance of maintaining the network of local centres and parades within the AAP area and also looking at opportunities to enhance the variety of provision, environmental quality and accessibility.
3.1.3 Planning Policy Statement 6: Planning for Town Centres reinforces the community’s views by highlighting the importance of a network of local centres to provide easily accessible shopping to meet people’s day-to-day needs. The London Plan also seeks to maintain and improve retail facilities in town centres through providing a policy framework for maintaining, managing and enhancing shopping facilities and providing new services in accessible locations.
Figure 3.1 North Circular Local Centres
3.1.4 One of the Strategic Objectives of the Core Strategy Preferred Options is to enhance and strengthen Enfield’s town centres to meet the needs of the communities they serve and attract residents and visitors and support the growth of the service sector economy. The Core Strategy Preferred Options identifies the role of Enfield’s local centres to continue to support the wellbeing of the local communities, minimising the need to travel for essential services.
3.1.5 Within a local context, the Enfield Study of Town Centres (2006) concludes that demand for retail uses is projected to increase in line with population growth and growth in expenditure. The analysis indicates that along with substantial development in the larger town centres, small scale developments and re-occupation of vacant premises should be promoted in all designated centres to meet projected retail demand up to 2013. The study also recommends that the priority in some centres should focus on environmental improvements. North Circular Area Action Plan - Preferred Options Enfield Council 27
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3.1.6 Development opportunities within the local centres is considered in detail in Section 7 - Opportunities for change.
3.2 Enhancing the local centres
Green Lanes Local Centre
3.2.1 Green Lanes is the largest centre within the AAP area. It comprises a linear parade on both sides of Green Lanes and is dissected by the A406 which leaves the centre operating as two separate areas. The Baseline Report property assessment indicated that the northern part of the centre between Palmers Green and the North Circular is less viable as a retail trading location, whereas the southern part of the centre provides a homogenous retail area that appears to be performing better, with the exception of the TfL blighted properties at the junction with the A406. The properties at this junction do not relate well to the street with a large private surface car park breaking the building line and a garage, laundry, and large rundown club located on the prominent corner plot in what is a very harsh, road dominated environment.
3.2.2 In terms of the general shopping environment, the heavy traffic flow on Green Lanes acts as a barrier to pedestrian movements. There are also a limited number of pedestrian crossing points. The centre has a car park at Lodge Drive and a limited number of on-street pay and display parking spaces. The centre has wide paved areas particularly on the northern side of the A406 junction, but suffers from a lack of landscaping and street furniture. The paving throughout the centre is of a reasonable quality, however, there are several cracked paving slabs and a general lack of maintenance with litter on the streets due to a lack of litter bins. The shop fascias along Green Lanes are in a reasonable condition.
3.2.3 The Enfield Study of Town Centres identifies a number of potential development sites in Green Lanes town centre including the garage site to the north of Deadman’s Bridge, the corner site adjoining 181 Green Lanes and parcel of land in between Elmdale Road and the Canal. These are a combination of undeveloped or under-utilised sites that offer potential for commercial mixed used development. These sites are identified on picture 7.13 in the opportunities for change section.
Bowes Road Local Centre
3.2.4 Bowes Road is another large local centre which stretches out along either side the North Circular Road (A406). The junction of Bowes Road and Powys Lane/Brownlow Road forms an important commercial zone containing Ritz Parade on the northern side of the road with forecourt parking in bays and a terrace parade on the southern side of Bowes Road around Brownlow Road (this is demonstrated on Picture 7.10 in the opportunities for change section). The centre contains a mix of comparison, convenience, eating and drinking establishments and services. It has a high vacancy rate (9 units were identified as vacant in the Study of Town Centres, 2006), which reflects the fragmented nature of the centre and the harshness of the environment with high levels of traffic and noise and limited opportunity to freely move between the shops.
3.2.5 Bowes Road Local Centre would be significantly impacted by the TfL Safety and Environmental Improvement Scheme as properties on the northern side of Bowes Road at the Junction with Powys Lane (Nos.138 – 152) will be demolished and the future viability of premises along Ritz Parade will be in question due to the removal of parking in front. The land on the north side of the A406 immediately east of the Powys Lane junction is owned by TfL and the proposed 28 Enfield Council North Circular Area Action Plan - Preferred Options
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environmental and improvement works would result in the loss of a large part of the front gardens to these properties. This would create a poor quality of accommodation with limited opportunity for buffering from the harsh elements of the highway.
3.2.6 Arnos Grove Local Centre
3.2.7 Arnos Grove is also designated as a small local centre. It is located adjacent to the underground station and provides a local convenience offer for surrounding residential streets within a fairly clean and well maintained environment. The centre has wide pavements with street trees, and a number of on-street parking bays providing convenient access to the shops and local services.
New Southgate Local Centre
3.2.8 New Southgate is another small local centre located at Friern Barnet Road which performs a convenience role and also contains a number of restaurants/cafés. New residential schemes in and around New Southgate Local Centre, such as the Arc at Friern Barnet Road, should help to increase the patronage of local shops and services, helping to the enhance vitality and viability of the centre.
Consultation Responses to Issues and Options
3.2.9 At the Issues and Options stage we asked you what opportunities should be explored to enhance the local centres within the AAP area. Respondents supported the opportunities to enhance local centres and the following suggestions were made:
Better advertisement control and reduction of clutter in Arnos Grove Local Centre; Restrictions on the types of shops that are allowed to trade; More bank and cash machines; Improve pedestrian access; High quality street furniture; Improve local shopping facilities; Improve maintenance of shops, particularly on the south side of A406; Underpass under the A406; and Aim to limit the use of the car. 3.2.10 At the Issues and Options Stage we also asked your view on whether the Council should continue to protect all local centres within the AAP area regardless of their performance. We asked you whether you thought some centres could be reduced to allow for other uses to replace shops or whether some could be expanded, particularly those, which are performing well.
3.2.11 It was felt by some individual respondents that all local centres should be maintained so that local people have local facilities. The majority of respondents were against the redevelopment of Ritz Parade. They commented that the occupancy rate is high with long established businesses, it is key to maintaining a sense of community and is a good example of 1930’s architecture in the Art Deco style. One individual respondent suggested that the shops at Ritz Parade that are destroyed by the TfL proposals should be replaced. Another respondent stated that the western end of Ritz Parade is very poorly serviced, with burnt out premises which do not enhance the attractiveness of the area. North Circular Area Action Plan - Preferred Options Enfield Council 29
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3.2.12 We have also considered responses arising from consultation on TfL’s planning application for the safety and environmental improvement scheme that are relevant to Ritz Parade. Five individuals submitted representations, in addition the Ritz Parade Traders Association submitted a representation together with a petition of 229 customers. All opposed the demolition of businesses at Ritz Parade, for the same reasons stated above.
3.2.13 Bowes Telford Community Action Group commented that the improvement of pedestrian access may be unlikely to be possible with the TfL proposals which will remove parking outside Ritz Parade and reduce the pavements on both sides of the road.
3.2.14 English Heritage made reference to their 'Retail Development in Historic Areas' (2005) report noting that a lot of the centres in the North Circular AAP contain heritage assets e.g. listed buildings and maintain a distinct historical character. EH stated that key buildings and their contribution to the distinctiveness of a place should be enhanced. They also suggested that Streets for All (2004) be considered when looking at opportunities for enhancing the streetscape.
3.2.15 The Metropolitan Police Authority suggested that the Preferred Options should encourage the provision of "police shops" (providing direct public interface facilities with the police) within the local centres, should an operational need arise. 30 Enfield Council North Circular Area Action Plan - Preferred Options
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3.2.16 The Highways Agency commented that government guidance recommends reducing provision of car parking, diminishing the attractiveness of private car trips and boosting the viability of sustainable transport. Thus the Highways Agency suggested the reduction of car parking as part of a wider town centre transport management strategy. North Circular Area Action Plan - Preferred Options Enfield Council 31
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Preferred Option for enhancing local centres
Local centres in the area are considered important in providing local services to meet the day to day needs of the community within an accessible location. The preferred options will seek to protect and enhance this role of local centres within the AAP area through encouraging small-scale infill development where appropriate to provide new shops, community facilities and other services. The preferred option will also seek environmental improvements to enhance the accessibility and appearance of the centres.
Enhancements to the local centres that will be sought will include:
pavement widening; hard and soft landscaping; crossings; improved parking provision; street furniture; lighting; signage and wayfinding; shopfront improvement programmes.
The preferred uses for development within each local centre is outlined below and further detail of the development principles for each development opportunity site within the local centre is outlined in the opportunities for change section.
(i) Green Lanes Local Centre:
A review of current market trends has indicated that the southern part of the Green Lanes Local Centre south of the North Circular is a more viable retail trading location area that appears to be performing better than the northern section. Therefore, the preferred option is to concentrate retail activity to the southern section of the local centre. High density mixed use development with active ground floor uses and residential above will be encouraged on opportunity sites in the northern section of the NCR. On these sites, ground floor uses such as business, community and leisure uses will be encouraged providing an active frontage to Green Lanes and complementing existing employment and community uses within this section of the local centre.
(ii) Bowes Road Local Centre:
The local centre should be focused around the junction at Bowes Road and Powys Lane through redevelopment of those properties being demolished under the TfL proposals. An opportunity is presented for the evolution of a more sustainable cluster of local shops, services and community uses, focused around the junction at street level within high density development incorporating residential uses in the upper floors.
Refurbishment of the existing art deco buildings at Ritz Parade will be encouraged, however it will be recognised that the retention of this building may not be viable. If refurbishment proves to be unviable, then redevelopment of the site should retain commercial uses at ground floor and provide residential above.
(iii) Arnos Grove Local Centre: 32 Enfield Council North Circular Area Action Plan - Preferred Options
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Arnos Grove Local Centre is a successful centre providing a local convenience offer for surrounding residential streets within a fairly clean and well maintained environment. Based on its good performance, the preferred option is to expand the local centre eastwards along the northern side of Bowes Road with the partial redevelopment of the car parks around Arnos Grove Station.
(iv) New Southgate Local Centre:
The preferred option is to extend the New Southgate Local Centre boundary to include the south western corner of Friern Barnet Road and Station Road. This is to ensure that any redevelopment of this strip of land includes active ground floor commercial use or uses at this important transition between New Southgate Station and the existing local centre.
Justification for preferred option
3.2.17 In line with National, Regional and Local policy, the preferred option seeks to enhance and strengthen the centres within the North Circular AAP area to meet the needs of the communities they serve and support the growth of the service sector economy. The preferred option includes elements of both protecting existing town centre boundaries and expanding boundaries where considered appropriate and does not propose the reduction in size of any of the four centres. The preferred option proposes protection and enhancement of the Green Lanes Local Centre and potential expansion of the Arnos Grove Centre, New Southgate Local Centre and Bowes Road Local Centre.
3.2.18 The SA states that expanding well-performing centres will contribute to ensuring that facilities are local and accessible reducing the need to travel. Expanding centres may result in transport and parking problems, however the centres in the AAP area are generally accessible to walkers and cyclists and may promote local shopping with reduced car journeys. Borough-wide parking standards will apply which will seek to restrict car journeys. Therefore the overall effect on congestion and air quality is not judged to be significant. Expanding well performing centres will also contribute positively to employment and economic growth in the area.
3.2.19 The Enfield Study of Town Centres recommends that all local centres and parades should continue to be maintained and protected, in order to ensure all residents in the Borough have access to a basic range of small shops and services of a local nature.
3.2.20 The preferred option presents an opportunity to enhance the townscape of the local centres by allowing infill development that would provide more coherent shopping parades. Environmental improvements such as widened pavements, landscaping and quality street furniture would also significantly improve the townscape of the local centres. The preferred option also includes environmental improvements such a widening the pavements and improving crossings to create more accessible centres.
3.2.21 The Property Market Review section of the Baseline Report indicates that with new development the AAP area is likely to generate some demand for convenience goods floorspace that may help to support existing centres. The preferred option proposes infill development and reuse of vacant premises to encourage more vibrant centres to support the needs of the existing and future community.
3.2.22 A detailed justification of the preferred approach for each local centre is provided in the opportunities for change section, where principles for development of key sites are covered in more detail. North Circular Area Action Plan - Preferred Options Enfield Council 33
3 Issue Set 2 - Enhancing the local centres
IMPLEMENTATION AND DELIVERY
Preferred Option Phasing Funding sources Delivery partners Town centre Short to Long Term Private Private Developers enhancements TfL Enfield Council TfL Bowes Road Local Medium Term Private Private Developers Centre TfL TfL Green Lanes Local Medium Term Private Private Centre Arnos Grove Local Medium to Long Term Private Private Centre New Southgate Local Medium Term Private Private Centre 34 Enfield Council North Circular Area Action Plan - Preferred Options
4 Issue Set 3 - Access to jobs
4.1 Overview
4.1.1 A high proportion of residents from the North Circular AAP Area travel over 10km to their workplace. In addition, areas to the extreme east and west of the area fall within the top 25% of the country’s most economically deprived areas. Local employment opportunities are therefore important for the area, furthermore facilitating access to other opportunities to the east of the borough and central London is essential. This issue set seeks to address these key issues by assessing the need to retain existing employment land in the area for employment uses, the type of employment uses that should be provided in the area and the way in which the area can support learning and skills development to enhance the job prospects of the local population.
4.2 Access to jobs
EMPLOYMENT LAND
4.2.1 There are two significant employment areas in the North Circular area, namely Regents Avenue and New Southgate Industrial Estates (Refer to Figure 4.1). Within the context of Enfield borough, these are more peripheral estates not located in the Strategic Employment Locations to the East.
4.2.2 The London Plan states that outside of Strategic Employment Locations, Boroughs should develop local policies for employment sites having regard to their accessibility, quality and fitness for purpose and the potential release of surplus land for other uses to achieve more efficient use of land. The draft Further Alterations (2006) also state that the retention of land in industrial use should be justified by integrated strategic and local demand assessments and that a managed approach to the release of land no longer required for industrial use should be undertaken.
4.2.3 The Enfield Employment Land Study (2006) was undertaken to assess the current use and future need for employment land within the London Borough of Enfield in order to inform the ongoing economic, planning and development activities within the borough. The study identifies Regents Avenue industrial estate as a reasonable employment cluster, however one that is poorly located and constrained by surrounding residential areas and access from residential streets. It therefore recommends that this estate could be suitable for redevelopment for alternative uses. The study also recommends that the New Southgate Industrial Estate could be partially redeveloped to the rear, where it abuts residential uses, potentially providing some cross-funding for improvements to the remainder of the industrial estate fronting the North Circular, which might not be otherwise viable.
4.2.4 London Buses operate a bus depot from the Regents Avenue estate. Regardless of the recommendations provided in the Enfield Employment Land Study, London Buses intend to continue their operation at this location in the short to medium term. In the long term, they are seeking to double the capacity of the Palmers Green depot, which could then potentially free up land at Regents Avenue for redevelopment.
4.2.5 There are existing TfL owned properties adjoining Regents Avenue Industrial Estate to the east. Based on the above, it is unlikely that these sites would present opportunity for residential development as they would be within in close proximity to employment land and access would be limited from North Circular Road. 4 North Issue Circular
Figure 4.1 Existing Employment Areas - New Southgate Industrial Estate to the west and Regents Avenue Industrial Estate to the east Area Set Action 3 Plan - - Access Preferred Options to Enfield jobs Council 35 36 Enfield Council North Circular Area Action Plan - Preferred Options
4 Issue Set 3 - Access to jobs
Issues and Options Consultation Response
4.2.6 At the Issues and Options Stage we asked you whether you agree with the suggested release of employment land at Regents Avenue estate and partial release of employment land to the rear of New Southgate Industrial estate and redevelopment of these parcels for alternative uses. We asked you what alternative uses you would consider appropriate or, if retained, whether there are particular improvements to the existing estates that could be carried out.
4.2.7 Bowes Telford Community Action Group is opposed to the removal of existing employment potential. They suggest that support should be given to existing businesses and that premises should be developed which will encourage new local enterprises, such as work/live units.
4.2.8 St James Developments Ltd supports the release of employment land at Regents Avenue and New Southgate Industrial Estates for redevelopment for alternative uses and suggests that housing is an appropriate alternative use.
Preferred Option for Employment Land
With the intention of London Buses to retain their bus depot at Regents Avenue Estate in the short to medium term, the preferred option is for the whole site to be retained in employment use, excluding the north western corner site fronting Green Lanes. This frontage site should be redeveloped for residential uses with active commercial uses at ground floor.
The preferred option for the New Southgate Industrial Estate is that it should be partially redeveloped for residential uses to the northern side of Station Road, where it abuts existing residential uses. This would provide some cross-funding for improvements to the remainder of the industrial estate. The preferred option would also involve shifting the employment focus from New Southgate Industrial Estate to the remaining portion of New Southgate industrial estate, the Enfield Gateway site and land between Highview Estate and the railway line (refer to figure 4.2). Part of the site for redevelopment, particularly along the road frontages, should be retained for small business and start-up units that would be compatible with the surrounding residential environment.
Figures 7.3 and 7.13 in the Opportunities for Change section demonstrate the the preferred option for these employment sites in more detail. North Circular Area Action Plan - Preferred Options Enfield Council 37
4 Issue Set 3 - Access to jobs
Figure 4.2 Proposed shift in employment land at New Southgate Industrial Estate
Justification for Preferred Option
4.2.9 In accordance with the London Plan, the Enfield Employment Land Study (2006) identifies opportunity for limited and small scale land release where employment sites are clearly not marketable or where intensification or redevelopment for employment use creates opportunities for other adjacent uses. The study takes into consideration the site’s accessibility, quality and fitness for purpose and the potential release of surplus land for other uses to achieve more efficient use of land.
4.2.10 The preferred option is supported by the Enfield Employment Land Study (2006), which identifies the two employment sites for potential redevelopment for alternative uses. The study does not identify what alternative uses would be appropriate, however the London Plan indicates that housing and waste management uses are of the highest priority.
4.2.11 The small north western corner site of the Regents Avenue Estate has been identified in the Enfield Study of Town Centres as a potential infill development site, suitable for a mix of uses including residential. Given Regents Avenue estate’s location within Green Lanes town centre, the portion of the employment land south of the canal may be appropriate for commercial or leisure uses to be provided on this site in the long term, if London Buses choose to move their depot operations. Waste management uses would not be appropriate due to the site's proximity to residential uses and limited access from the North Circular Road.
4.2.12 In the scenario where the Bus Depot remains in-situ on Regents Avenue estate, there would be limited scope for developing residential on the remaining parts of the site or adjoining TfL land to the east, due to the noise and other disturbance from the Bus Depot operation and the shared access arrangements. 38 Enfield Council North Circular Area Action Plan - Preferred Options
4 Issue Set 3 - Access to jobs
4.2.13 In the scenario where the Bus Depot is relocated, there may be an opportunity to redevelop the site for a mix of commercial, leisure and residential uses and remove the other employment uses at the same time. However this longer term potential would need to be assessed in light of the Council's overall need to retain employment land for the borough as a whole.
4.2.14 The New Southgate Industrial Estate is currently located on the northern side of Station Road. Shifting the employment focus across the road to Enfield Gateway site will provide opportunity for an increase in employment land in an accessible and prominent gateway location. The release of some employment land to the north of Station Road will allow for new residential development and regeneration of the Ladderswood Estate and potential cross -funding for improvements to the remainder of the industrial estate.
4.2.15 The SA considers the options of releasing the existing employment land at Regents Avenue and New Southgate Industrial Estates. It suggests that the impact on the employment and economic growth objectives was uncertain at the Issues and Options stage. Release of employment land could be supported from a sustainability perspective if the proposals seek to re-provide employment to match employment needs of the local population and to contribute to economic growth. In particular, it states that redevelopment to provide facilities for small to medium enterprises (SMEs) could have a positive impact on the employment and economic objectives, since there is a recognised shortage. Any redevelopment should serve to address skills gaps. Improving employment prospects should have a positive impact on targets to reduce poverty and social exclusion. Redevelopment of housing would contribute to the housing objective. It is not anticipated that traffic generation from the development will be significant. North Circular Area Action Plan - Preferred Options Enfield Council 39
4 Issue Set 3 - Access to jobs
EMPLOYMENT TYPE
4.2.16 There are a variety of employment land uses within the AAP area that mainly comprise industrial and warehousing activities. There is some new business and office activity on the fringes of the AAP area that have been recently accommodated. This provides good comparable evidence of strong demand for new small business units in locations close to the North Circular.
4.2.17 The Enfield Employment Land Study (2006) points to the continued structural change in employment, moving away from traditional manufacturing and industrial uses (B1/B2) towards warehousing/distribution type uses (B8).
4.2.18 Research by the North London Chamber of Commerce shows a relative lack of vacant space suitable for Small to Medium sized Enterprises (SMEs) in Enfield’s industrial estates, and North London Strategic Alliance shows a lack of ‘first move’ space for SMEs in start-up accommodation and small units (between 100 and 500 square metres) across North London.
4.2.19 Issues and Options Consultation Response
4.2.20 At the Issues and Options Stage we asked you what type of employment you would consider most appropriate on sites within the AAP area and whether warehousing/distribution type uses should be considered.
4.2.21 RPS Group PLC suggests that allocated employment sites within the AAP should be considered for all types of employment, based on a case-by-case evaluation. This includes B1, B2, B8 and closely related sui generis uses. Another individual respondent suggests that employment types within the AAP area should reflect the economy as a whole.
4.2.22 The majority of respondents were opposed to sites within the AAP area being considered for warehousing/distribution type uses. Bowes Telford Community Action Group is opposed to any developments for distributive trades due to heavy traffic implications. This was also echoed by other respondents who objected due to the additional traffic implications this would have on an already congested road system. This was also reflected by Bowes Primary School who believe that warehousing/distribution type uses would bring even more congestion to an already gridlocked area.
4.2.23 Two respondents supported the use of sites within the AAP area being considered for warehousing/distribution including RPS Group PLC who suggest that these are viable sources of employment generation. Another individual respondent suggested that these types of uses could take advantage of the road infrastructure in place. 40 Enfield Council North Circular Area Action Plan - Preferred Options
4 Issue Set 3 - Access to jobs
4.2.24 We also asked you how we should seek to meet growing demand for space suitable for Small to Medium Enterprises with the options of either developing space in existing industrial areas of as part of mixed-use developments in local commercial centres. No responses were received on this question.
Preferred Option for Employment Type
The preferred option supports the development of space both within local commercial centres and as part of the redevelopment of the existing employment sites for small-scale business units and start-up units. The preferred option also supports distribution and warehousing uses where these uses can demonstrate limited impact on surrounding residential properties in locations where there is easy access to the Strategic Road Network and more sustainable travel options.
4.2.25 Justification for preferred option
4.2.26 The preferred option supports this demand and also seeks to address the relative lack of space suitable for SMEs on the Borough’s industrial estates by the North London Chamber of Commerce and NLSA research which shows a lack of ‘first move’ space for SMEs in start-up accommodation and small units. The differences between seeking to meet demand for SME space in existing industrial employment areas or as a part of mixed use development in local commercial centres are not significant when assessed against the sustainability objectives. Locating space for SMEs within mixed-use development may enable residents to live and work in geographical proximity and reduce commuting distances.
4.2.27 The SA notes that there is a recognised demand for employment land in the borough with a move towards warehousing/distribution type uses. There is a strong demand for industrial/warehousing from both local and national companies. Providing warehousing/distribution type uses is likely to contribute to meeting this demand with positive economic and employment impacts. The SA recommends that increased traffic, air pollution and congestion should be considered when evaluating the suitability of sites for this type of land use. These uses are focused in the Upper Lee Valley and the emerging focus for the North Circular Road is for residential and improvements to the environmental quality. It is considered that warehousing and distribution would be considered acceptable in locations where they do not have a negative impact on the residential in terms of pollution, noise and increase of heavy traffic movement. North Circular Area Action Plan - Preferred Options Enfield Council 41
4 Issue Set 3 - Access to jobs
EMPLOYMENT AND SKILLS
4.2.28 The North London Sub-Regional Development Framework (2006) recognises that it is unlikely that projected job growth will generate enough new jobs in North London for its expanding population and it is therefore essential that the sub-region exploits the potential of nearby sources of job growth through improvements in strategic transport infrastructure and a high priority given to education and skills development. Skills development in the form of training programmes and access to community learning facilities is critical to enhance the job prospects of the area’s population and the AAP will have a role to play in ensuring these facilities are provided.
4.2.29 A significant proportion of residents in the North Circular AAP area residents travel outside of the area for work and areas to the extreme west and east of the study area fall within the top 25% of the country’s most economically deprived areas. Providing local employment opportunities are therefore important for the area, furthermore facilitating access to other employment opportunities to the east of the borough and central London through training and skills development is also important.
4.2.30 Issues and Options Consultation Response
4.2.31 At the Issues and Options stage we asked you what policies and proposals could be promoted through the AAP to support local jobs for local people and reduce barriers to employment in the area.
4.2.32 The Greater London Authority supports the examples of policies suggested in the Issues and Options report relating to improving access to training through incorporating these facilities into community hubs within the AAP area. The GLA highlights that these ideas are strongly supported by policy in the London Plan and the Mayor’s objectives as set out in the Mayor’s Economic Development Strategy.
Preferred Option for Employment and Skills
Policies and proposals could be promoted through the AAP to support local jobs for local people and reduce barriers to employment in the area in the following ways:
Seeking contribution through S106 for training and skills development where appropriate. Improving access to training, advice and childcare provision aimed at reducing barriers to employment by incorporating these facilities into schools, libraries and/or community facilities within the AAP area. This could be linked with a number of the preferred options for social infrastructure outlined in Issue Set 1: Social Infrastructure. In particular, the provision of new community/youth facilities through improvements to the Ladderswood Estate could support these objectives.
4.2.33 Justification of the Preferred Option
4.2.34 The London Plan strongly supports the preferred option to provide a range of learning and training opportunities in the AAP area. Improving the levels and range of skills of residents in the area will help to increase equity, promote social cohesion and improve economic progress in the area and beyond. 42 Enfield Council North Circular Area Action Plan - Preferred Options
4 Issue Set 3 - Access to jobs
IMPLEMENTATION AND DELIVERY
Preferred Option Phasing * Funding Sources Delivery Partners Regents Avenue estate Long Term Private Private and adjoining TfL land New Southgate Medium Term Private Private Industrial Estate partially redeveloped for alternative uses. Development of space As appropriate Private Private within local commercial centres and as part of the redevelopment of the existing employment estates for small-scale business units and start-up units. Seeking contribution As appropriate Private Private through S106 for Enfield Council training and skills Learning and Skills development where Council appropriate. Jobcentre Plus New community/youth Medium to Long Term Private Private centre as part of Enfield Council redevelopment of the Learning and Skills Ladderswood Estate to Council incorporate job training Jobcentre Plus and skills development North Circular Area Action Plan - Preferred Options Enfield Council 43
5 Issue Set 4 - Improving local connections
5.1 Overview
5.1.1 The A406 provides the area with very good access to the wider strategic road network. However, a significant degree of local severance and local accessibility problems arise due to the combination of this heavily trafficked and congested strategic east-west route, the Green Lanes distributor road and railway lines running north-south through the North Circular AAP area. Access to social infrastructure, community facilities and open space within the AAP area is an issue due, in part, to these local accessibility issues. Poor conditions for local residents are exacerbated by a mix of safety issues caused by rat-running in surrounding residential streets and poor pedestrian and cycle facilities and networks within the area and to surrounding communities. There are very few opportunities for pedestrians and cyclists to move through the area off the main road network. Where opportunity is provided along river networks and green corridors, the footpaths are sporadic, there is lack of surveillance and the environmental quality is in need of improvement. Due to this degree of severance and poor quality of existing provision, there is a need to provide more convenient, attractive and safe pedestrian and cycling links and facilities in the area to promote sustainable modes of transport and encourage healthier lifestyles.
5.1.2 In terms of public transport, the area is served by good rail and underground connections and bus services, particularly north south, which the community felt could be improved in terms of facilities and frequency. New Southgate Station provides links to Moorgate and Kings Cross in the south and Welwyn Garden City and Stevenage to the north with a reasonable level of service but needs to be enhanced to address problems of overcrowding at peak times and provision of a more attractive off peak service. Arnos Grove Underground Station serves the Piccadilly Line and provides good links into Central London and will see further improvements as part of the Underground Public-Private Partnership (PPP). Palmers Green and Bowes Park Stations, lying just outside the AAP area, provide services into Moorgate and Kings Cross in the south and Hertford North and Letchworth to the north, like New Southgate it is in need of enhancements. Most of the bus routes in the area run generally north south, ands not along the A406, with Green Lanes being the main corridor. There are good connections with Arnos Grove Underground, Wood Green, and Barnet.
5.1.3 Our baseline analysis and early consultation to prepare Issues and Options, revealed that there are a number of places in the AAP area that are particularly isolated .These include the Ladderswood Estate and ‘Poets Corner’(which includes Milton Grove and Shakespeare Avenue which has a single access point off Telford Road to the north-west).
5.1.4 A number of proposed schemes are running in parallel with the North Circular AAP, which formed part of the consultation on the Issues and Options report. This includes TfL’s Safety and Environmental Improvement Scheme for the A406 and the A406 Complementary Traffic Calming and Management Measures being undertaken by Enfield and Haringey Councils. Separate public consultation exercises have also been undertaken regarding these schemes which have been summarised together with the feedback from the Issues and Options report.
5.2 Improving local connections
5.2.1 TfL’s Safety and Environmental Improvement Scheme will deliver environmental improvements to the area and will improve the quality of pedestrian crossings and introduce bus priority measures. However, it is recognised that these measures will not address many of the concerns expressed by local people during the various associated consultation events and periods, in particular the reduction in traffic congestion. The AAP provides the opportunity for the Council 44 Enfield Council North Circular Area Action Plan - Preferred Options
5 Issue Set 4 - Improving local connections
and the local community to look forward and plan positively for further improvements beyond those currently planned through TfL’s Scheme. The Council has agreed with Transport for London that, following implementation of their Scheme, the possibility of further improvements, which could increase the capacity of this section of the North Circular Road, should not be ruled out. What this implies for the AAP is that development opportunities need to be compatible with the TfL Safety and Environmental Improvement Scheme, as well as future schemes that would enhance capacity.
5.2.2 New Southgate Rail Station and Arnos Grove Underground Station are included within the AAP study area. Opportunity is presented to improve the accessibility of these stations.
Consultation responses to issues and options
5.2.3 At the Issues and Options Stage we asked you what policies and proposals the AAP could put forward to improve local connections in the area, particularly further opportunities to that in the TfL Safety and Environmental Improvement Scheme.
5.2.4 Concern was expressed by the Bowes Telford Community Action Group and two further individual respondents that TfL’s proposals did not go far enough to create a safer environment for pedestrians, or to alleviate the unpleasant and aggressive environment of the road. There was also concern about the appropriateness of TfL’s proposals if road widening proposals are to be progressed at some point in the future.
5.2.5 The existing footbridges along this section of the A406 are seen as a safe and convenient means of crossing the A406 with three respondents suggesting that local residents do not want to see the replacement of the bridges with street level crossings as this will lead to more accidents involving pedestrians. Reponses were also received on this issue during the formal consultation on TfL’s planning application. Nine responses from individuals opposed the removal of the footbridges for pedestrian safety reasons. The TfL planning application, alongside these consultation responses, has been considered by the Council and it has been resolved to grant planning consent subject to a S106 legal agreement.
5.2.6 At the Issues and Options stage we asked you if, in addition to the traffic calming measures currently being implemented, you thought there were other opportunities to improve walking and cycling conditions within surrounding residential areas.
5.2.7 There was a general view amongst respondents that implementing traffic calming measures in the streets surrounding the North Circular Road should be a priority, although one respondent felt that the traffic issues along the North Circular Road itself needed to be addressed to reduce the impact on surrounding streets. Suggestions from respondents to ensure the safety of pedestrians and deter rat running included the introduction of 30mph speed limits, speed humps, flashing warning lights, painted signs, narrowed entry points and pinch points in local roads. In terms of general improvements for pedestrians and cyclists, suggestions included better maintenance of pavements, provision of continuous cycle lanes and proper facilities for cyclists.
5.2.8 The Highways Agency is strongly supportive of achieving accessibility through a greater choice of safe, convenient transport methods rather than private cars.
5.2.9 English Heritage recommend pursuing the principles set out in Streets for All (2004), which focuses upon ground surfaces, street furniture, traffic management, environmental improvements and street management. North Circular Area Action Plan - Preferred Options Enfield Council 45
5 Issue Set 4 - Improving local connections
5.2.10 At the Issues and Options Stage we also asked you whether there are any other parts of the study area where improvements are required in order to enhance links to local services, the river corridor and open space.
5.2.11 Other parts of the study area where improvements were suggested included:
provision of a proper three way bridge at the junction of Telford Road, Bowes Road and Wilmer Way; and a pedestrian crossing at the junction of Bounds Green Road and Telford Road (A406). 5.2.12 The Greater London Authority (including TfL) suggests that the provision of safer and more attractive routes for pedestrians and cyclists along the North Circular Road and away from the main road network is welcomed. The GLA would recommend a more specific reference be made to the provision of enhanced cycle parking at local centres.
5.2.13 In terms of bus provision in the area, we asked you at the Issues and Options Stage what opportunities should be taken to improve services.
5.2.14 In general, bus provision in the local area was considered to be good, and it was felt that priority for buses should be maintained. Improvements suggested by individual respondents included:
electronic bus information at bus stops; more direct routes; a more frequent service between Bowes area and other areas of the borough; and transforming Palmers Green bus garage into a transport hub. 5.2.15 General responses were received on local connections that were not particularly linked to questions raised at the Issues and Options Stage. The GLA stated that reference could be made to the need to provide appropriate servicing and delivery facilities within the local retail 46 Enfield Council North Circular Area Action Plan - Preferred Options
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centres. Network Rail suggests that where it has been identified that rail patronage has increased as a direct result of new development, contributions for transport links/infrastructure/enhancement should be sought. North Circular Area Action Plan - Preferred Options Enfield Council 47
5 Issue Set 4 - Improving local connections
Preferred options for improving local connections
(i) Buses:
The Council will support consideration of, where the case is proven, for bus priority and further provision of electronic information through the wider area in particular the main north/south bus corridors that cross the A406 at Green Lanes and Brownlow Road. In particular, buses that serve the local schools will be assessed with a view to enhancing sustainable travel options for school journeys as part of School’s Travel Plans.
(ii) Rail and Underground:
The AAP will promote linked sustainable journeys through supporting schemes that improve interchange facilities at both stations, but in particular New Southgate. Interchange improvements to New Southgate should address the accessibility for disabled users and cyclists as a matter of priority.
(iii) Walking and cycling:
The preferred option will promote high quality pedestrian and cycle connections (including green links and the Blue Ribbon Network) in the area, with a particular focus on routes to and from Broomfield School, Broomfield Park, and Arnos Park in the north and Bowes Primary School, and local centres at Green Lanes and Bowes Road in the south.
Permeability of Poets Corner will be improved to assist in reconnecting the area with its surrounds, including direct pedestrian and cycle access to Arnos Grove local centre and Underground station. The preferred option for this area is to reinforce the existing path along Telford Road and formalise and improve the existing path from the northern end of Shakespeare Avenue to Bowes Road with lighting and landscaping and a new footbridge over the river to connect with the North Circular Road.
Improvement to pedestrian crossings in the area could include:
strengthening existing traffic signal junctions to allow protected pedestrian phases;
the provision of new signalised pedestrian crossings where appropriate;
reassessing pedestrian desire lines to ensure crossings are appropriately located
green bridges or wide, well lit underpasses at key locations; and
ground level segregation of the A406.
Any improvement to pedestrian crossings should be designed to current accessibility standards in terms of gradients and provision of tactile surfaces.
In addition to the cycle enhancements proposed as part of the Safety and Environmental Improvement Scheme, cycle facilities should be provided, where feasible, along Pymme’s Brook and through available green spaces. In particular, direct, off-road connections will be encouraged between Arnos Grove and Palmers Green, through Arnos Park and Broomfield Park and using quieter residential roads where necessary. Cycle parking facilities should also be introduced at and around local shopping centres within the study area. 48 Enfield Council North Circular Area Action Plan - Preferred Options
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(iv) Traffic capacity:
The preferred option will consider further future improvements to the A406, which could involve increasing its capacity, particularly at junctions.
Justification for the Preferred Option
5.2.16 The preferred option in terms of improving local connections will involve a series of policies and proposals relating to all modes of transport. This is supported through the London Plan (policy 3D.10), which aims to improve accessibility for all throughout the network and create new links based on local and strategic need.
5.2.17 Improvements, and possible changes to bus routing, will ensure better bus circulation across as well as along the North Circular Road and is supported by the London Bus Priority Network (LBPN) and the London Bus Initiative (LBI). Local centres that are accessible by bus, such as Green Lanes and Bowes Road would benefit, as would local schools and leisure facilities. Arnos Grove already has good bus, pedestrian and cycle access, the most recent addition being cycle stands installed on the station forecourt, fronting Bowes Road. Whilst bus interchange is acceptable, vehicles access seems excessive with a large amount of off street car parking surrounding the station. Options to reduce level of off street parking, perhaps through development, could benefit the local environment (through reduced traffic levels) and the sustainability agenda. Arnos Grove is currently subject to an on street Controlled Parking Zone between 11am and 12 noon Monday to Friday, which should be reviewed in the light of any changes to off street parking.
5.2.18 New Southgate station is not currently DDA compliant, with no step-free access to platforms or disabled parking or drop-off facilities. There is also a lack of cycle parking facilities though it is noted that LB Enfield’s Local Improvement Plan (LIP) has programmed the installation of five cycle stands in 2008/2009.
5.2.19 In terms of pedestrian accessibility, it is important that good linkages are provided to adjoining areas to discourage the use of cars for shorter journeys. Through improving cycling and pedestrian links and facilities the preferred option would promote cycling as a sustainable mode of transport that has health benefits and can easily replace short car journeys. Traffic free and low traffic routes for cyclists are generally supported by London cycle groups and the London Cycle Network. Improved cycle (and pedestrian) facilities will help to support School Travel Plans , which are targeted by Enfield’s LIP and the London Plan.
5.2.20 Footbridges and subways are usually considered undesirable in accessibility, personal safety, and urban design terms. However, given the nature of the road, respondents were opposed to the removal of the footbridges, which provide safe crossing of the heavily trafficked road. Well designed bridge links could be considered. It is recognised that any proposals to improve pedestrian access through signalisation will need to be assessed in conjunction with relevant TfL guidance.
5.2.21 The preferred option supports TfL’s Safety and Environmental Improvement Scheme as a means of improving the poor conditions within the study area within the immediate future and as a means to create certainty for wider improvements to the area. However, additional improvements for transport and movement could further benefit sustainable travel within the North Circular Area Action Plan - Preferred Options Enfield Council 49
5 Issue Set 4 - Improving local connections
area. Certainly if securing further improvements along the A406, and wider road network, LB Enfield should aim to adopt policies that help deliver significant bus priority measures, and enhanced pedestrian and cycle connections.
5.2.22 Much local concern relates to the limited capacity of the North Circular Road in this location. . It should be understood that an improvement scheme which increases vehicular capacity is likely to lead to traffic growth and therefore may not totally accord with the Mayor for London’s Transport Strategy objectives. . Therefore a strong case will need to be made for investing in such improvements.
5.2.23 Existing traffic management and capacity issues including the concern raised about the right turn into Brownlow Road are issues principally for the Highway Authority to address. 50 Enfield Council North Circular Area Action Plan - Preferred Options
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IMPLEMENTATION AND DELIVERY
Preferred Option Phasing Funding Sources Delivery Partners New Southgate Station Short to Long Term LIP Network Rail, DfT Train Operating interchange and Private Sector Company, Network Rail enhancements and TfL Environmental Short Term TfL Scheme TfL enhancements to the A406 Improved street lighting Medium Term TfL and PFI TfL and PFI partner Bus infrastructure Medium Term LIP and TfL TfL and Enfield enhancements Traffic calming Medium Term LIP and TfL TfL and LB Enfield/Haringey Creation of new off-road Medium Term LIP, TfL and private LB Enfield, TfL and cycle links Sector London Cycle Network Bus priority measures Long Term LIP and TfL TfL and Enfield Increase/ expand bus Long Term TfL and S106 London Buses services Station accessibility Long Term LIP and TfL TfL enhancements at Arnos Grove Station Review CPZ around Long Term LIP LB Enfield Arnos Grove Enhancing pedestrian Long Term TfL Scheme TfL crossing facilities along the A406 North Circular Area Action Plan - Preferred Options Enfield Council 51
6 Issue Set 5 - Improving environmental quality
6.1 Overview
6.1.1 The North London Sub-Regional Development Framework (2006) states that addressing some issues of ‘image’ will be essential in order to make more of the sub-region as an area of choice for living. This is particularly relevant to the North Circular AAP area in Enfield, which has suffered from blight for many years with little investment being made along the corridor due to the uncertainties associated with plans for the road. As a result there are a significant number of vacant and boarded-up properties with associated problems of vandalism and squatting. Many of the remaining occupied properties along the road corridor have been let on short leases with little incentive to maintain or improve the buildings or the surrounding environment. In addition, sections of the corridor are dominated by large advertising hoardings. There are also a number of depots and ageing industrial units, which present a poor image of the area and the borough as a whole.
6.1.2 It is clear from community consultation that there is a general level of dissatisfaction with the environmental quality of the North Circular AAP area, including the lack of cleanliness, and poor quality of pavements and street furniture, and the street clutter particularly around the key shopping areas. Other environmental issues identified included air quality problems from the volume of traffic, exacerbated by congestion at peak times, and intrusive noise levels.
6.2 Improving environmental quality
6.2.1 In highlighting the potential for redevelopment along the North Circular Road corridor, a series of development sites, principally identified for housing, are proposed on the North Circular frontage (refer to Issue Set 1: Housing). General guidance is also provided on the form of development that would be considered most appropriate along this corridor (see Opportunities for Change). The layouts and forms of development proposed take account of the land required for possible future improvements to the North Circular Road beyond those currently planned. This approach seeks to address the issues of dereliction and urban decay along the road frontage, which has resulted from the blight caused by many years of uncertainty relating to the scope of highways improvements and levels of highways investments along this constrained section of road. Many of the properties facing onto the North Circular Road suffer from extremely poor environmental conditions and have suffered from many years of under investment. The development of these sites will provide the opportunity to considerably enhance the environmental quality through better housing, landscaping and creation of distinct ecological corridors.
Consultation response to Issues and Options
6.2.2 The Issues and Options report outlined a number of options presented through case studies for the area, which could help to address some of the environmental quality issues. This includes a landscaping strategy, public art and innovative lighting.
6.2.3 Examples of approaches to housing development that could be taken to improve air quality and reduce the impact of noise included:
Placing bedrooms and living rooms away from the road; Encouraging triple glazing; Incorporating noise/acoustic barriers (such as trees, low shrubbery, creative fencing and public art) into the road verges. 52 Enfield Council North Circular Area Action Plan - Preferred Options
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6.2.4 At the Issues and Options Stage, we asked for your views on these options. There was strong support for all the examples presented through the Issues and Options report for improving environmental quality along the North Circular Road. The Enfield Society in particular felt that a landscaping strategy would be cost effective and likely to have the greatest impact. This was also reflected by the Bowes Telford Community Action Group who suggested that, given the uncertainty over the road, landscaped plots would provide a good solution allowing flexibility for further, future highway improvements.
6.2.5 Southgate District Civic Trust also agreed with the suggestions made in relation to landscaping, public art and lighting. In particular, they suggested that the area between Wilmer Way and Powys Lane has great potential for landscaping, tree and shrub planting which could reduce the effect of the heavy traffic. One respondent also suggested the need to improve and replace lighting, paving and landscaping in the area. Another suggested that landscaping and the use of trees and 'green' areas should be prioritised. The point was also raised that these landscaping areas need to be properly maintained, which was also highlighted through the point raised around the need to stop the fly tipping and rubbish being dumped on streets in the area.
6.2.6 Bowes Primary School agreed that high quality landscaping should be of primary importance to help mitigate the impact of the major road. The School also suggested that public art projects could help to improve the perception of the area
6.2.7 Respondents also indicated that they believed improving housing and shops along the A406 would have a major impact on the quality of the environment along the road corridor.
6.2.8 There was a mixed response to the ideas presented in the Issues and Options report to improve air quality and reducing the impact of noise on surrounding development along the A406 frontage. Bowes Telford Community Action Group believed the examples would be inappropriate in locations such as east of Powys Lane where there are restricted site depths. There was also concern about how new development along the road frontage would be serviced and the impact this would have on surrounding residential streets. North Circular Area Action Plan - Preferred Options Enfield Council 53
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6.2.9 Southgate District Civic Trust stated, however, that the examples provided for reducing the effects of noise and improving air quality seemed very appropriate. This was also supported by Bowes Primary School who felt that acoustic barriers, careful landscaping and public art are all very important in making the area more attractive. The School considered, however, that the free-flowing movement of traffic along the A406 would improve the air quality most.
Preferred Option for Enhancing Environmental Quality
The preferred option for improving environmental quality is to introduce a landscape strategy that will transform the image of the A406 into a green, clean and attractive corridor with accessible green links and open spaces within the wider area.
The AAP will identify key sites for development along the A406 itself and the landscaping associated with this new development should be complementary. Buffer zones, including the planting of trees and shrubs between new development and the road corridor, designed specifically to screen new development from the harsh road environment, would be expected. This screening would also play an important role in mitigating road noise for the benefit of the residential communities along the corridor. Where plot depths do not allow for a landscape buffer, hard landscaping such as improved paving, street furniture and tree planting will be implemented, where possible. The landscape strategy will also extend beyond the North Circular Road corridor and will encourage the creation of wildlife corridors, river corridors and links and views to open space in the wider area. The overall strategy is demonstrated in Figure 2.7.
It will be important that any new landscaping measures introduced along the length of the North Circular Road corridor are safe and straightforward to maintain. Transport for London would play an important role in the introduction, implementation and maintenance of such a strategy.
The preferred option also supports the role of public art and lighting in improving the environmental quality of the local area. This would be particularly encouraged at key junctions along the A406 where the character of the North Circular Road changes. The Council will work with local artists and seek funding from developer contributions or grant aid associated with improving the condition of a key Olympic route. The following case studies provide a number of examples of landscape and artscape treatments along major roads, which offer attractive and interesting alternatives to traffic dominated environments.
The environmental quality of the area in terms of air quality and noise impacts will be addressed through the promotion of high quality design of new development. In addition to the aesthetics of new development and surrounding public realm, great care will need to be taken to ensure the internal layout of new development takes account of the environmental conditions. Habitable rooms, gardens and roof terraces etc, should, where possible, be positioned to the rear, so as not to face the A406 (see building typologies presented in Appendix A). Care will also be needed to ensure this approach is appropriate for adjoining existing communities and does not adversely affect their amenity in terms of overlooking or loss of daylight/sunlight. 54 Enfield 6 Issue Council North Set Circular 5 Area - Improving Action Plan - Preferred Options environmental quality
Figure 6.1 Landscape Strategy North Circular Area Action Plan - Preferred Options Enfield Council 55
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Justification for Preferred Option
6.2.10 The problems of environmental quality in the area are largely caused by the uncertainty associated with the future of the road. Therefore, it is proposed that a simple landscape strategy should be adopted for the corridor, which when combined with the redevelopment of sites along it and strategic sites elsewhere in the area, will improve the environmental conditions for both new and existing residents.
6.2.11 This is in line with National, Regional and Strategic policy which all recognise the importance that environmental quality plays in sustainable communities and improving the health and well being of residents. The London Plan in particular supports the approach of using open space strategies to protect, create and enhance all types of open space. At a local level, Enfield’s Sustainable Community Strategy aims to improve the street scene and public satisfaction with the street scene, and to protect and improve the quality of the built and open environment.
6.2.12 The London Plan considers improving air quality and reducing noise levels by ensuring that these factors are taken into account as material considerations of development proposals. This involves minimising the existing and potential adverse impacts of air and noise pollution on, from, within, or in the vicinity of, development proposals and separating new noise sensitive development from major noise sources wherever practicable. The preferred option is in line with the London Plan through providing buffer zones between new residential and the North Circular Road, along with appropriate design considerations of the development itself.
6.2.13 Improvements to the environmental quality of the North Circular Road will undoubtedly have a positive impact on the saleability of dwellings along the route, especially where innovative designs can help to mitigate the noise and air pollution from the road and provide attractive communal and amenity areas for the enjoyment of residents. New schemes may also have the wider impact of reducing crime and vandalism where there is greater surveillance of public spaces and a good level of management and maintenance of common areas. Figures 6.2 to 6.4 provide national and international examples of positive design solutions for major roads. Figure 6.5 presents two examples of softer landscape strategies along major roads.
6.2.14 Consultation results from an early stage of the AAP process, including responses made at the issues and options stage, support the preferred option to improve the environmental quality of the North Circular area. 56 Enfield Council North Circular Area Action Plan - Preferred Options
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Figure 6.2 A13 Artscape Project
Figure 6.3 Scrattons Farm - A13 Artscape Project
Figure 6.4 Melbourne Gateway North Circular Area Action Plan - Preferred Options Enfield Council 57
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Figure 6.5 Landscape Strategies in San Francisco and the A13 Movers Lane Junction in London 58 Enfield Council North Circular Area Action Plan - Preferred Options
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IMPLEMENTATION AND DELIVERY
Preferred Option Phasing Funding Sources Delivery Partners Landscape Strategy Short Term TfL TfL Private Enfield Council Private developers Public art and lighting Short Term TfL TfL Private Enfield Council Private developers High quality Short to Medium Term Private Enfield Council development along the Private developers road corridor RSLs North Circular Area Action Plan - Preferred Options Enfield Council 59
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7.1 Overview
7.1.1 In order to improve the overall environmental quality of the North Circular area, there needs to be a focus on the development of sites facing onto the main road in combination with coordinated landscaping of the corridor. In addition, there are a number of sites in the wider area, off the A406, which need to be improved. This section considers sites with opportunity for redevelopment or improvement, including properties along the North Circular Road that are owned or managed by Transport for London as well as a number of other potential opportunity areas away from the main road.
7.1.2 The North Circular Road frontage is predominantly in residential use, with local commercial centres at key junctions and green corridors along parts of the road. The Issues and Options Report introduced the idea of maintaining and reinforcing the corridor’s green and residential character, and creating a more legible urban environment by introducing a series of sub-areas each with a distinctive character. These character areas have been developed further to include character areas in the wider area and grouping of character areas into clusters of linked development opportunities. Figure 3.1 demonstrates the separate character areas and the blocks that have been developed further into concept plans for future development. Details of these concept plans and the preferred option for each character area are outlined further in this chapter.
Figure 7.1 North Circular Character Areas
1. Enfield Gateway 2. Ladderswood Estate Renewal Zone 3. Land adjoining New Southgate station 4. Telford Road Ecological Corridor 5. Land around Arnos Grove Station 6. Bowes Road Zone 7. Green Lanes Commercial Zone 8. New River Green Corridor 9. Eastern Approach 60 Enfield Council North Circular Area Action Plan - Preferred Options
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7.1.3 In response to the Issues and Options report, English Heritage (EH) particularly support the Council’s desire to improve the environmental quality of the North Circular corridor and the approach of identifying sub-character areas, which can be built upon as a basis to reinforce a sense of place and movement through different places.
7.2 Enfield Gateway
7.2.1 The junction of Telford Road (A406) and Bounds Green Road (A109) forms an important gateway into the area, and also provides many people’s first impression of the borough. This junction was identified as an important gateway during the community Action Planning evening held on 20 February 2007. The existing gasometer on Station Road currently provides a very prominent landmark in this location. This site has redevelopment potential, given the relatively inefficient use of land, and the quality and density of buildings on the site, which include a DIY store with associated car parking, storage warehousing, a Gas Holder and a Builders Depot. The latter is situated along the railway embankment and is likely to remain in-situ, although there is an opportunity to re-configure the remainder of the site, if a scheme can be made viable.
7.2.2 TfL's safety and environmental improvement scheme proposes junction improvements at the intersection of Telford Road (A406) and Bounds Green Road (A109), incorporating light controlled pedestrian crossings, and proposed segregated cycleways and footways along the northern edge of Telford Road and footways set in landscaped areas on the southern side. This would significantly improve the environment around this junction, which could, in addition, accommodate a well-designed landmark building or feature to uplift and improve the area. North Circular Area Action Plan - Preferred Options Enfield Council 61
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Figure 7.2 Enfield Gateway - an opportunity to introduce landmark buildings at one of the key gateways into the borough
Consultation Response to Issues and Options
7.2.3 In the Issues and Options Report, we asked you whether you agree with suggestions that this gateway into the borough should be made more prominent and distinctive. We also asked what types of gateway features should be considered, including examples such as landmark buildings, public art and landscaping.
7.2.4 The Bounds Green and District Residents Association support the idea of landscaping and retaining the existing trees, and suggested a ‘Welcome to Enfield’ sign at this gateway location.
7.2.5 One individual respondent was in favour of promoting civic pride and raising local morale but expressed concern about the potential waste of a ‘gateway’. Another respondent reinforced this, suggesting that a new gateway into the area should be both attractive and useful. Bowes Telford Community Action Group indicated that they would not support a ‘landmark' building that simply meant a tower block. They would welcome high quality landscaping throughout the length of the A406.
7.2.6 The Enfield Society suggested that the builder’s depot should be a priority for replacement, and that the gas holder should be retained as a landmark. This was also supported by the Southgate District Civic Trust, who additionally suggested that there could be scope for commercial uses on this site. However, an individual resident suggested that the gas holder should be replaced with a quality commercial building, with an additional suggestion for a high density mixed use 62 Enfield Council North Circular Area Action Plan - Preferred Options
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tall building to incorporate any of the following uses; residential, retail, hotel and student accommodation. One individual respondent suggested that a community building would be welcomed in this location. In general, residential uses within this area were opposed.
Preferred option for Enfield Gateway
The Enfield Gateway site is considered suitable for continued employment use and has the potential to evolve into a focus for high quality employment. The southern side of the site, south of Station Road, benefits from a very prominent road frontage to the North Circular. Employment uses such as offices and workspace are considered most suited to the parts of the site, which benefit from this frontage.
Employment uses such as light industry, warehousing and distribution would be encouraged on the remainder of the site and on the employment site at the northern corner of Station Road and North Circular Road (refer to Issue Set 3 - Access to Jobs for further detail of the shift in focus of employment land at this location). At these locations, office and workspace uses would be promoted along the road frontages to provide an active frontage to the main route to New Southgate Station and present a more sensitive edge to new residential uses on the northern side of Station Road. To further support this concept, vehicle access points should be provided from Station Road with parking and servicing located at the rear.
Retention of the gasometer structure as a gateway feature is a short-term option, however development of a well-designed landmark building in its place should also be considered if this site comes forward. There is also an opportunity for a landmark building on the New Southgate Industrial Estate at the northern corner of Station Road and North Circular Road. In such a case, it would be important that new development related positively to this ‘gateway’ location and addressed the intersection of Telford Road (A406) and Station Road and Bounds Green Road (A109). Landmark buildings do not need to be tall, but rather should be prominent, distinctive and elegant buildings which respond positively to their site and surroundings and should be designed so as to aid local wayfinding and legibility. The sites could accommodate buildings, which are higher that those around it and the gasometer structure itself provides something of a precedent in terms of height.
The preferred option for Enfield Gateway and the relationship with adjoining opportunity sites is represented visually in Figure 7.3 - Concept Plan a. North Circular Area Action Plan - Preferred Options Enfield Council 63
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Figure 7.3 Concept Plan a - Enfield Gateway, Ladderswood Estate Renewal Zone and Land around New 64 Enfield Council North Circular Area Action Plan - Preferred Options
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Southgate Station
Justification for preferred option
7.2.7 The preferred option is supported by The Enfield Employment Land Study (2006) which recommends that the New Southgate Industrial Estate could be partially redeveloped for residential uses to the rear, potentially providing some cross-funding for improvements to the remainder of the industrial estate fronting the North Circular, which might not be otherwise viable.
7.2.8 Employment uses play a key role in the future of the Enfield Gateway character area. In siting new commercial development along the road frontage there are two principal benefits. New employment uses along the frontages of the employment zone would act as a buffer between the hostile traffic dominated environment along the North Circular Road itself and the residential communities immediately north of the employment uses. Secondly, new, high quality and modern employment accommodation could provide a more positive image for the North Circular Road corridor in this location. New development could provide enclosure to the both the North Circular Road and Station Road and could add activity and interest to these routes.
7.2.9 The Sustainability Appraisal identifies that the differences between creating a prominent and distinctive gateway and leaving the area as it is are not considered to be significant when assessed against the sustainability objectives. The SA also states that the impacts of redeveloping the site against the sustainability objectives are uncertain since details of the proposed redevelopment are not yet known.
7.2.10 There are examples of gasometer structures that have been reused for other uses when no longer operationally required. This approach may be appropriate in this location although it should be recognised that, whilst interesting in form, the structure is of no particular architectural value.
7.3 Ladderswood Estate Renewal Zone
7.3.1 The Ladderswood Estate includes a series of high and medium rise tower blocks with surrounding parking areas. This section of the study area is characterised by high levels of deprivation identified through the socio-economic baseline analysis. In addition, the buildings are likely to require major structural investment over the next few years. Paul Simon Homes has acquired the lease on the adjoining public house, although the freehold ownership remains with the Council. The AAP will seek to identify the most appropriate and suitable approach to improve the physical environment of the Ladderswood Estate to help improve the quality of life for residents. North Circular Area Action Plan - Preferred Options Enfield Council 65
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Picture 7.1 Ladderswood Estate
Consultation Response to Issues and Options
7.3.2 At the Issues and Options Stage we asked you what improvements you thought should be considered to enhance the Ladderswood Estate.
7.3.3 One respondent suggested that there was a need to engender among residents a sense of ownership and responsibility, which would also require landlords to improve the standards of the housing and maintenance including security.
7.3.4 Southgate District Civic Trust suggested that all or most of the estate should be demolished and replaced with a balanced social mix of houses and low rise apartments with people friendly squares and open spaces. 66 Enfield Council North Circular Area Action Plan - Preferred Options
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7.3.5 Enfield's Housing department is undertaking a consultation with residents on the Ladderswood Estate to gather views on options for future improvements to Ladderswood. The results of this consultation alongside consultation responses on the North Circular AAP Preferred Options report, in order to inform the preparation of the AAP.
Preferred Option for Ladderswood Estate Renewal Zone
The preferred option proposes that improvements to the Ladderswood Estate should be undertaken in conjunction with part of the adjoining New Southgate Industrial Estate to the north of Station Road, which should be redeveloped for a mix of uses. The connection of Lower Park Road to Palmers Road would be promoted to create a more direct link from Station Road to Arnos Grove Station. Due to the employment uses surrounding, measures should be put in place to ensure that this new road link to the north of the industrial access would be restricted to residential traffic only. A network of green spaces and green links will be encouraged within the renewal zone, providing attractive and direct routes for pedestrians and cyclists within and around the area.
A purpose built community/youth centre would be required to encourage a greater sense of community cohesion in the area. This community centre and a few local shops and services will be encouraged at the prominent corner location of Station Road and Lower Park Road.
The preferred option for Ladderswood Estate and the relationship to adjoining opportunity sites is represented visually in Figure 7.3 Concept Plan a.
Justification for preferred option
7.3.6 The Core Strategy Preferred Options identifies the need to meet the Government’s decent homes targets and climate change objectives as key issues for the borough to address. To bring the existing tower blocks up to decent homes standards, major structural work will be required. In addition the building and surrounding environments present a poor environmental quality for residents, the block residential towers also break down the legibility of the area and create pockets of crime or anti-social behaviour. The preferred option identifies the Ladderswood Estate as an improvement area to address some of these issues. Consultation on the Issues and Options suggested that improvements on the estate are required. However, due to the limited consultation at this stage, it is considered that details of improvements to the estate will be developed following consultation with residents being undertaken by Enfield's Housing department.
7.4 Land adjoining New Southgate Station
7.4.1 The existing car sales lot to the north of New Southgate Station could have the potential to be developed for more intensive alternative uses, taking advantage of the public transport links and the presence of nearby shops and services. Development on these sites could help to cross-fund improvements to new Southgate Station. Market conditions illustrate a strong demand for housing in the area. North Circular Area Action Plan - Preferred Options Enfield Council 67
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Figure 7.4 Opportunity site adjoining New Southgate Station
Consultation response to Issues and Options
7.4.2 At the Issues and Options stage we asked you what you thought would be viable and appropriate uses for sites around New Southgate Station.
7.4.3 Network Rail is in support of the ideas outlined for the land around New Southgate Station for future development potential, including possible residential and/or commercial uses. Network Rail would also support the potential for higher density development on these sites given the 68 Enfield Council North Circular Area Action Plan - Preferred Options
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good public transport accessibility. Southgate District Civic Trust agrees that the area around New Southgate station would be suitable for housing. Other uses suggested for these sites include cafés, restaurants, bars and shops to promote active frontage at street level.
Preferred Option for Land around New Southgate Station
The preferred option proposes the development of the strip of land to the north of New Southgate Station for residential uses. There may also be an opportunity for commercial uses at ground level around the station entrance and to the corner of Station Road and Friern Barnet Road.
New development should provide a strong building line and development frontage to Station Road. Residential development should be designed to ensure that amenity of future residents is protected, with particular care to ensure that attenuation from the railway noise is provided to high standards.
Any development on these sites should provide contributions to help fund improvements to New Southgate Station and public realm improvements to the New Southgate Local Centre.
The preferred option for Land around New Southgate Station and the relationship with adjoining opportunity sites is demonstrated in Figure 7.3 - Concept Plan a.
Justification for Preferred Option
7.4.4 National, Regional and Local policy encourage new residential development at locations close to public transport and local services. The preferred option for this site would take advantage of the site's proximity to the station and local shops and services. Development of the underused land would also provide the potential to improve the general quality of the area, promote natural surveillance of key pedestrian routes to the station and help to support the vitality of the local centre.
7.5 Telford Road Ecological Corridor
7.5.1 The Telford Road stretch of the corridor beyond the Bounds Green junction is open in character with continuous rows of terraced housing fronted by wide grass verges on the southern side of the road, and mature trees and wide grass verges following the path of Pymmes Brook on the northern side of the road. The green character of this stretch of the road could be reinforced and enhanced through landscaping improvements which could also incorporate dedicated pedestrian and cycle lanes as proposed through TfL's safety and environmental improvement scheme. The properties on the southern edge of Telford Road are owned by TfL; some are vacant and due to the current state of blight, most offer the potential for redevelopment. New housing along the southern edge could be designed so that bedrooms and living rooms face away from the main road and the impact of noise from the road is further reduced by landscaping which provides a 'buffer' between the road and new housing. North Circular Area Action Plan - Preferred Options Enfield Council 69
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Figure 7.5 Telford Road Ecological Corridor
Consultation Response to Issues and Options
7.5.2 In the Issues and Options report, we asked you whether you agree with the description of this corridor and the principles that should guide the development here. We also asked whether there are any other options for the design of housing in this location or any other sites that have not been considered.
7.5.3 There was general agreement that the green character of the road at this location should be enhanced and that the mature tree belts should be retained. However, there was also concern that the safety of pedestrians and cyclists should be considered and that these cycleways and footways should be buffered and clearly separated from the road.
7.5.4 The Enfield Society agreed with the concept of facing principle rooms of housing away from the road.
7.5.5 Two individual respondents supported the idea of replacing the houses with those of a similar style, but would object to blocks of flats in this location. The Bowes Telford Community Action Group, in contrast, did not agree with the description or the proposals for this area arguing that the existing houses should be refurbished; and that any new development that would require 70 Enfield Council North Circular Area Action Plan - Preferred Options
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access off local streets will be resisted. Another individual resident supported this view, suggesting that the properties that are left should be refurbished and sold to key workers and first time buyers.
Preferred Option for Telford Road Ecological Corridor
New residential development should be promoted along the southern edge of Telford Road. This could incorporate family dwellings of three or more bedrooms.
New housing would be designed so that bedrooms and living rooms face away from the main road and onto the private garden to the rear. Where plot depth allows, local access roads and parking areas should be provided between the road and the new development to provide additional protection from the road.
Wide protective landscape buffer zones would be introduced to reinforce the green corridor and provide both visual and acoustic screening. Dedicated pedestrian and cycle lanes would be provided along the road corridor, protected from the road by landscaping and street trees.
The preferred option for this character area also encourages local access roads between the properties and the A406. Any new access road would need to be approved by the Highways Authority to ensure that there would be no adverse impact on the local street network where new vehicle accesses are proposed. It should be noted that direct access from the properties onto the A406 would not be permitted.
The preferred option for Telford Road Ecological Corridor and the relationship with adjoining opportunity sites is represented visually in Figure 7.8 - Concept Plan b. Appendix B details landscape typologies that would be suitable for this stretch of the North Circular Road. North Circular Area Action Plan - Preferred Options Enfield Council 71
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Figure 7.6 Concept Plan b - Telford Road Ecological Corridor and Land around Arnos Grove Station 72 Enfield Council North Circular Area Action Plan - Preferred Options
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Justification for preferred option
7.5.6 The existing residential properties along this section of the North Circular Road are in a current state of blight, with some remaining vacant for an extended time. The properties do not respond to the current road conditions (including noise and pollution) and are not well suited to the hostile environment that the North Circular Road presents. One of the ways that the London Plan seeks to reduce noise levels is by separating new noise sensitive development from major noise sources wherever practicable.
7.5.7 There is an opportunity to redevelop these frontage sites to create new residential dwellings that are better designed to address noise and pollution issues presented by the road. Redevelopment will also present an opportunity to provide a significant landscaped buffer along the frontage, which would enhance the green character of this stretch of the North Circular and provide further separation from the road.
7.6 Land Around Arnos Grove Station
7.6.1 There are two surface car parks adjacent to Arnos Grove underground station, which could potentially be partially redeveloped subject to further assessment of the current use of the car parks. The station is Grade II listed and has significant architectural quality, and therefore any development would need to consider the station's appearance and setting. Residential development could be sustainable in this location. Commercial uses could also be incorporated, which might provide an opportunity to expand this local centre, which appears to be performing well. North Circular Area Action Plan - Preferred Options Enfield Council 73
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Figure 7.7 Surface car park adjacent to Arnos Grove Station
Consultation response to Issues and Options
7.6.2 At the issues and options stage we asked you if you thought this site was currently used to maximum benefit and if not, could the site be used more effectively.
7.6.3 Individual respondents were concerned about removing the car parks around Arnos Grove Station as this would put significantly more cars on the surrounding residential streets. Southgate District Civic Trust suggested that the larger car park between the station and the Harvester restaurant should be closed and made into a public open space. They also highlighted the need for a survey of current users of the car parks, to discover where drivers are starting their 74 Enfield Council North Circular Area Action Plan - Preferred Options
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journeys with a view to ensuring that good alternative bus services are in place, and to discourage commuter parking. The Southgate District Civic Trust would support proposals that seek to enhance the vitality of Arnos Grove local centre.
Preferred Option for Arnos Grove Station
The preferred option for the area around Arnos Grove Station is to encourage TfL to undertake a car parking survey to understand what proportion of the existing car parks fulfil a local need, and what proportion are used by commuters, so that the potential to release some land currently in car park use for redevelopment can be understood more clearly.
Development potential for land around Arnos Grove Station is shown in Figure 7.8 Concept Plan b.
Justification for the preferred option
7.6.4 The redevelopment of some of the land in car park use would present an opportunity to enhance the townscape of Arnos Grove local centre by allowing infill development that would provide an opportunity to extend the already well performing local centre and take advantage of the opportunity to provide new residential development close to public transport and local services. This is supported by national, regional and local policy which seek to increase residential densities in areas of high public transport accessibility and within town centres.
7.6.5 Depending on the amount of car parking that would need to be retained, the loss of car parking could be addressed by the retention of car parking to the rear of the eastern car park site and with potential for providing more car parking on an upper deck.
7.7 Bowes Road Zone
7.7.1 Where Telford Road joins Bowes Road there is the potential for another landmark building on the northern side of the road. The majority of residential and commercial properties along the northern edge of Bowes Road are in TfL ownership. There is significant potential along this northern edge to raise the quality of the street by creating new residential development which has a strong street frontage. On the southern side there is existing good quality housing stock which should be retained. The junction of Bowes Road and Brownlow Road/Powys Lane forms an important commercial zone containing Ritz Parade on the northern side and Bowes Road local centre on the southern side.
7.7.2 Ritz Parade is a small parade along the Bowes Road/A406 frontage and provides shops and services to the immediate resident population. The shopping environment is currently hostile, given the noise and air pollution from the road. The TfL Safety and Environmental Improvement Scheme will have a significant impact on this parade with a number of properties proposed to be demolished at the junction of the A406 Bowes Road and Powys Lane in order to provide a segregated cycle track. As such, this area could be marked for development providing the opportunity to improve the commercial uses at street level. Enhancements to the pedestrian and cycle environment and improved light controlled pedestrian crossing facilities at this point, as proposed through TfL's safety and environmental improvement scheme, could also help to encourage local people to use the centre. Issue Set 2 - Enhancing local centres provides some background of the Bowes Road Local Centre. North Circular Area Action Plan - Preferred Options Enfield Council 75
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Figure 7.8 Bowes Road Zone
Consultation Response to Issues and Options
7.7.3 At the Issues and Options Stage we asked for your views on the description and suggestions for the Bowes Road Zone. We also asked you whether there any additional sites that should be considered.
7.7.4 The Enfield Society supports the descriptions and suggestions for this character area. Southgate District Civic Trust also supports the idea that new residential development would need to replace the existing houses, many of which are derelict and uninhabitable. However, the Trust suggests that careful design consideration will need to be incorporated to deal with the issues of noise and vibration from the traffic. Landscaping, tree and shrub planting were therefore seen as important.
7.7.5 Bowes Telford Community Action Group was concerned that any new development along this section of the road would require access from Westminster Drive. Other respondents objected to high rise residential blocks of flats in this location, while another suggested that new residential development on the busy road is unsuitable.
7.7.6 There was a general consensus that Ritz Parade should be protected as the area contains some significant landmark buildings. English Heritage and others acknowledge that such buildings are key to the sense of community and belonging, although they are not of ‘special interest’. One respondent suggested, however, that if the parking was removed, that the parade would become unviable. Bowes Telford Community Action Group and Southgate District Civic Trust felt that Ritz Parade is worth preserving intact for its architectural merit particularly the 76 Enfield Council North Circular Area Action Plan - Preferred Options
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former cinema and Art Deco auditorium. The Southgate District Civic Trust suggested that it would be seen to its best advantage if the area in front were landscaped, and that time limited parking would increase its viability as a local shopping centre.
Preferred Option statement for Bowes Road Zone
Commercial activity should be focused around the junction at Bowes Road and Powys Lane through redevelopment of those properties being demolished under the TfL proposals. Local shops and services should be focused around the junction at street level within high density development incorporating residential uses on the upper floors.
Refurbishment of the remaining existing art deco buildings at Ritz Parade will be encouraged, subject to viability.
New residential development would be encouraged along the northern edge of the remainder of Bowes Road with a landscape buffer to provide protection against the road's harsh environment and improve the landscape quality of this section of the corridor. Access roads will be encouraged between the road and new development where plot depths allow. On the southern side of Bowes Road, existing good quality housing stock should be retained and refurbished. Where Telford Road joins Bowes Road at the northeastern corner of the junction, a landmark building would be encouraged to mark a change in the character of the road corridor. A local community centre or church could provide this landmark building.
Segregated pedestrian and cycle lanes and signal controlled pedestrian crossing facilities would be encouraged.
The Council will support relocation of the Bowes Road Primary School to Broomfield Secondary School on the northern side of the North Circular Road. Issue Set 1 - Promoting Sustainable Communities covers this development opportunity in detail.
The preferred option for Bowes Road Zone is demonstrated in Figure 7.10 Concept Plan c North Circular Area Action Plan - Preferred Options Enfield Council 77
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Figure 7.9 Concept Plan c - Bowes Road Zone 78 Enfield Council North Circular Area Action Plan - Preferred Options
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Justification for preferred option
7.7.7 The land on the north side of Bowes Road (A406) immediately east of the Powys Lane junction is owned by TfL and therefore presents an opportunity for the evolution of a more sustainable cluster of commercial and community uses.
7.7.8 The significant plot widths of TfL residential land on the northern side of Bowes Road provide an opportunity to develop housing of a more urban character along the frontage and include maisonette style housing to the rear, which would be protected from the harsh environment of the A406.
7.7.9 The preferred option to retain and refurbish existing properties to on the southern side of Bowes Road is in line with the London Plan and the Core Strategy Preferred Options, which seek to protect existing housing stock and reduce the level of vacant homes. These properties are in good condition compared to other TfL properties and therefore provide opportunity for refurbishment.
Figure 7.10 Ritz Parade - TfL impact plan and potential access arrangments
7.7.10 Ritz Parade comprises a collection of art-deco buildings with townscape merit. Although the parade is not considered of 'special' architectural interest and thus suitable for statutory listing, it is nonetheless valued by the local community. As such, re-use and refurbishment of the majority of the parade will be encouraged. However, its viability in the context of TfL's proposals will need to be considered. The parade accommodates a range of businesses in over a dozen units, and these are disparate, including financial services, solicitors, takeaway uses and so on, together with the Jehovah's Witnesses, who occupy the former cinema building comprising North Circular Area Action Plan - Preferred Options Enfield Council 79
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the large extension to the rear, as well as utilising the prominent entrance on Bowes Road. Given the nature of the North Circular Road, it appears unlikely that many of these occupiers will genuinely benefit from true "passing trade". However, while some of the uses will no doubt enjoy walk-in trade from the significant residential hinterland, it seems likely that an element of car parking will be essential, both for the business proprietors, and their customers. Figure 7.11 demonstrates that the TfL proposals would result in the loss of parking at the front. There is potential for two parking spaces to be re-provided at the front. This plan also demonstrates the option of providing a new access to the rear of the site for servicing and further parking, which would require creating a new access route to the east of the former cinema building. In the context of refurbishing the existing building, it is not known whether creating this access would be technically viable and further studies would be required. In addition, providing an access from Powys Lane would be extremely close to the A406 junction and would result in safety issues and lost capacity at this junction. In the absence of further detailed feasibility work, it is therefore not known whether this is a viable option.
7.7.11 If re-use and refurbishment is not viable, the site as a whole offers a development plot of reasonable size and scale. As such, redevelopment of the site may well represent the most financially viable approach, as the provision of new purpose built mixed-use commercial / residential uses (potentially at greater density/greater storey heights) would maximise the values achieved, provided that adequate residents’ car parking can be provided. Redevelopment may also facilitate the introduction of access to the site at the point of the existing vehicular entrance off Bowes Road. New development could be further set back from the existing building line to provide an improved pedestrian environment and landscape buffer. To compensate the loss of the existing buildings, it should be ensured that any new development would be of high quality and townscape merit.
7.8 New River Corridor
7.8.1 The railway bridge which cuts across the middle of the North Circular Road corridor marks another character area along the road. At present, this section of the road is framed by billboards, landscaping and trees in scrub land to the north and good quality housing to the south. The New River provides a key under-utilised asset. This part of the road corridor could form an important respite from the surrounding built form incorporating high quality green spaces along the road, belts of trees and improved legibility and access for both pedestrians and cyclists to the New River corridor, and to an enhanced network of green spaces.
7.8.2 The Thames Water operational depot is located where the New River meets Bowes Road on the northern side. It is important to note that this would limit the potential for the creation of new access points to the New River Corridor. Pedestrian and cycle paths exist along the New River Corridor, however there is considerable scope for environmental improvements to encourage more frequent use of the paths and discourage anti-social behaviour that is experienced on the banks of the river. 80 Enfield Council North Circular Area Action Plan - Preferred Options
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Figure 7.11 New River Corridor
Consultation on Issues and Options
7.8.3 At the issues and options stage, we asked you whether the large parcel of land to the east of the railway and New River should be retained as green space or developed and, if developed, what uses would be appropriate. There was general agreement that the green space around North Circular Area Action Plan - Preferred Options Enfield Council 81
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the New River Green Corridor should be retained and enhanced as a ‘green lung’. There was also support for the need to make the New River more accessible both in terms of safe provision for pedestrians and cyclists and better signposting.
Preferred Option for New River Green Corridor
This part of the road corridor could form an important respite from the surrounding built form incorporating high quality green spaces along the road, belts of trees, improved legibility through directional signage to the river from the road corridor and enhancement of the New River Corridor for pedestrians and cyclists.
The preferred option for New River Green Corridor is demonstrated in Figure 7.12 - Concept Plan e. 82 Enfield Council North Circular Area Action Plan - Preferred Options
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Figure 7.12 Concept Plan d - New River Green Corridor North Circular Area Action Plan - Preferred Options Enfield Council 83
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Justification for preferred option
7.8.4 The proposed improvements would enhance the quality of the green space here and would improve the overall network of green spaces in the area as identified in Issue Set 1: Open Space.
7.8.5 By providing an improved green corridor linked to a network of green spaces would provide an attractive and convenient route for pedestrians and cyclists and people would therefore be encouraged to walk or cycle to their destination. This could have a positive health impact through encouraging increased activity and could help to reduce dependence on the car. The potential increase in use of the New River Corridor by pedestrians and cyclists, improved lighting and appropriate landscaping could reduce the local concern of anti-social behaviour on the river banks.
7.8.6 The Sustainability Appraisal assumes that there would be no proposed change to the existing corridor under the ‘no development’ option. As such the SA states a preference for developing the land so that improvements to cycle and pedestrian provision and the general quality of the environment can be carried out. The SA states that while it is possible that some green space may be lost following development, overall the effects on the green space sustainability objective is believed to be positive given the quality and accessibility improvements. Based on the SA assessment it would appear that an even better option for the character area would be to propose improvements to the green corridor without the need for developing on the open space. This would be funded in the context of regeneration, the development of new homes and the need for open space improvements to meet the requirements of an increasing population. This also appears to be the preferred option resulting from consultation. There was general agreement that the green space around the New River Green Corridor should be retained and enhanced as a ‘green lung’. There was also support for the need to make the New River more accessible both in terms of safe provision for pedestrians and cyclists and better signposting.
7.9 Green Lanes Commercial Zone
7.9.1 The approach to the Green Lanes junction is currently dominated by billboards and poorly maintained properties. The corners of the junction of Green Lanes and A406 offer the potential to be redeveloped for higher density commercial development with residential above, which would help to create a better image of Green Lanes centre from the A406. Consideration could also be given to improving the existing paved public space to the south east of the junction which could be combined with the improvements to the crossing facilities as proposed through the TfL safety and environmental improvement scheme.
7.9.2 The Enfield Study of Town Centres identifies a number of potential development sites in Green Lanes town centre including the garage site to the north of Deadman’s Bridge, the corner site adjoining 181 Green Lanes and the parcel of land in between Elmdale Road and the Canal. The northern part of Green Lanes centre is commercially less attractive and less viable in retail terms compared to the parades south of the North Circular. Redevelopment of some of these sites could help to improve the quality and environment of this part of Green Lanes.
7.9.3 Green Lanes Centre south of North Circular Road is a well performing Local Centre, with few vacant shops and a more appealing shopping environment in comparison to the parades along Bowes Road. There are few development opportunities within this part of the centre, however, the TfL owned sites on the south eastern corner of Green Lanes and the A406 have potential 84 Enfield Council North Circular Area Action Plan - Preferred Options
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to be redeveloped to provide retail at ground floor and residential at upper floors, which would enhance a key gateway into the local centre. Further detail of the Green Lanes Local Centre is provided in Issue Set 2 - Improving local centres.
Figure 7.13 Green Lanes Commercial Zone
Response to Issues and Options Consultation
7.9.4 At the Issues and Options stage we asked for your views on the suggestions for improvements to the North Circular Road frontage at the Green Lanes local centre. We specifically asked you what public realm / environmental improvements you would like to see and whether there are any other sites that have not been identified.
7.9.5 There was general support from Southgate District Civic Trust, The Enfield Society and other individual respondents for the proposals put forward in relation to Green Lanes local centre. Apcar Smith Planning also supported the proposals that the local centre be marked with landmark buildings and new development to the road frontage. Another individual respondent suggested that it was essential to secure good architectural and urban design expertise.
7.9.6 There was a suggestion that Green Lanes and the section of the centre which can be seen from the North Circular Road approach could be improved by creating more uniform shop fronts and encouraging households and businesses to maintain the standards of their properties. There was further concern about the alleyway, which runs behind the shops and attracts fly tipping, refuse, and vermin. Empty shops were also highlighted as an issue.
7.9.7 At the issues and options stage we asked you about options for the redevelopment of land north of North Circular Road, including the land on the North Circular Road frontage and the east and west of Green Lanes. We also asked you how the Green Lanes local centre could be improved on the south side of the North Circular Road.
7.9.8 Regarding options for redevelopment of land north of North Circular Road, Southgate District Civic Trust and Apcar Smith Planning stated a preference for the redevelopment of in-fill sites to provide for some commercial uses at ground floor and residential development at upper floors. North Circular Area Action Plan - Preferred Options Enfield Council 85
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7.9.9 St James Developments Ltd and the Highways Agency support the redevelopment of infill sites for purely residential use. The Highways Agency would expect that all housing allocations provide clear policy advice to potential developers about the need to manage the growth in traffic demand.
7.9.10 One respondent objected to the option for purely residential development, suggesting that local services were also required in the area.
7.9.11 The Highways Agency also supported the redevelopment of in-fill sites for employment generating uses as long as there is evidence that there will be no adverse impact on the main road network. One respondent felt that it was important to leave the garage.
7.9.12 In regard to how the Green Lanes local centre could be improved on the south side of the North Circular Road, Southgate District Civic Trust agreed that making the environment more attractive with trees, shrubs and street furniture would benefit the centre. St James Developments Ltd suggested that encouraging high quality residential led mixed use development would help to regenerate and bring life to the local centre. 86 Enfield Council North Circular Area Action Plan - Preferred Options
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7.9.13 One respondent suggested that some form of Council tax relief was required to encourage and support small family-owned businesses and shops in the area. As well as a suggestion for high street names in the local centre, efficient rubbish management was also highlighted as a requirement to improve the centre.
Preferred Option for Green Lanes Local Centre
New high density commercial development with residential above would be encouraged at the north eastern corner of the junction of Green Lanes and the North Circular Road. Development of new, and improvement of existing, commercial uses at street level of all junctions would provide a strong character and active frontage to the North Circular Road. The public space at the south eastern corner of the junction should be improved and integrated with the proposed improvements to the crossing facilities as proposed through the TfL safety and environmental improvement scheme.
The preferred option for opportunity sites along Green Lanes (north of North Circular Road) is for redevelopment of in-fill sites to provide for active business, leisure or community uses at ground floor and residential on upper floors.
It is recognised that the existing employment land at the Regents Avenue Industrial Estate may only offer long term potential for redevelopment for a mix of uses. In the short-medium term London Buses intend to continue the operation of their bus depot on this site south of the canal, which would limit the potential for alternative uses on the remainder of the site and adjoining TfL land to the east. In this case, it is considered most appropriate to retain employment uses on the site. In the scenario where the Bus Depot is relocated, there would be an opportunity to redevelop the site for a mix of commercial, leisure and residential uses and remove the other employment uses at the same time. However, the north western corner of the industrial estate, fronting Green Lanes to the north of the Canal, is considered suitable for redevelopment to mixed residential and commercial uses. For additional background to this employment site refer to Issue Set 3: Access to jobs.
The general public realm would be enhanced with the possible addition of street trees at the junction to protect pedestrians from the road. Improvements to the crossing facilities at the intersection would also be promoted.
The preferred option for Green Lanes Commercial Zone is demonstrated in Figure 7.13 - Concept Plan e. North Circular Area Action Plan - Preferred Options Enfield Council 87
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Figure 7.14 Concept Plan e - Green Lanes Commercial Zone 88 Enfield Council North Circular Area Action Plan - Preferred Options
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Justification for preferred option
7.9.14 Redevelopment of infill sites and undeveloped land in the Green Lanes local centre will help to provide a strong character and active frontages to the centre. This will improve the vitality and viability of those areas that are currently run down and not performing well. This will also provide opportunity for improved business, leisure and community uses to help to support the needs of the existing and future community, which is in line with national, regional and local policy. The option to develop the infill sites for purely residential use was rejected because this type of development would not provide an active frontage to the existing town centre. Based on the market research undertaken for the Baseline Report which demonstrated that the northern part of Green Lanes Centre is commercially less attractive and less viable in retail terms, the option for retail uses at ground floor level of new development on these sites was also rejected. The types of uses proposed would complement the existing employment and community service nature of this part of the local centre.
7.9.15 Redevelopment of sites within the centre will also provide the opportunity to improve the general public realm and connectivity within the centre through developer contributions.
7.9.16 Justification for the preferred option of Regents Avenue industrial estate is outlined in detail in the Employment Land section of Issue Set 3 – Access to Jobs.
7.9.17 The TfL owned properties at the south western corner of the junction are in a reasonable state and provide opportunity for refurbishment. Refurbishment of the parade and provision of active uses at ground floor should be evaluated before redevelopment is considered.
7.10 Eastern Approach
7.10.1 The eastern section of the AAP area on either side of the North Circular is dominated by long continuous rows of terraced housing on both sides of the road. The houses on the northern side of the road are of relatively good quality. On the southern side, houses are of varying quality, and there is potential to redevelop this section of the road frontage in combination with the opportunity site to the rear which is currently the subject of a planning application for residential development and open space use. This could provide an opportunity to develop very high quality, sustainable housing which could provide an exemplar for other developments in the area. The relatively large setbacks at this location and the potential opportunity sites behind the road frontage could allow for landscaped buffer zones to be developed along the corridor which could help to mitigate the negative impacts of the road, with access and parking provided from the rear of the housing block through an internal street.
7.10.2 Fairview New Homes Ltd submitted a planning application in September 2006 for redevelopment of the former playing fields at Cherry Blossom Close for residential development comprising 142 new homes and associated open space.
Response to Issues and Options Consultation
7.10.3 At the Issues and Options Stage, we asked you what your views are on the Eastern Approach character area and whether you agreed with the principles that should guide development here. We asked you whether you thought there were other options for the design of housing in this location or other sites that have not been considered. North Circular Area Action Plan - Preferred Options Enfield Council 89
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7.10.4 The Enfield Society and the Southgate District Civic Trust support the ideas outlined for the Eastern Approach and the redevelopment of some of the terraces on the southern side of the road following the principles given. Southgate District Civic Trust would also like to see the land along Pymmes Brook used for public open space.
Preferred Option for Eastern Approach
The houses on the northern side of the North Circular road are of relatively good quality and should be retained. On the southern side the properties along the road frontage have suffered from a lack of investment. The preferred option is for the TfL owned properties on the eastern side of Melville Gardens to be redeveloped in combination with the Cherry Blossom Close site to the south. Very high quality, sustainable housing should be developed on this site providing an exemplar for other developments in the area, this should include family and wheelchair accessible housing. Redevelopment of the site as a whole would provide opportunity for open space provision along Pymmes Brook and creation of views and connections from the road to this open space. Public access should be retained and enhanced along the river, and new development should provide natural surveillance to Pymmes Brook, pedestrian/cycle routes and open space.
New residential development along the North Circular road frontage on the eastern side of Melville Gardens should be protected by landscaped buffer zones provided by small private gardens to the front in addition to landscaped buffers to the road edge. Access and parking should be provided from the rear of the housing block through an internal street. Where plot depths allow a second row of development should be considered with frontage onto the internal street.
The preferred option for the Eastern Approach is demonstrated in Figure 7.14 - Concept Plan f and in more detail in Figure 7.15 Development Framework for Eastern Approach. 90 Enfield Council North Circular Area Action Plan - Preferred Options
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Figure 7.15 Concept Plan f - Eastern Approach
Justification for the preferred option
7.10.5 The Core Strategy Preferred Option states that new homes will be provided to meet the needs of the growing population. The preferred option will provide significant opportunity to assist in meeting the London Plan Housing provision targets for Enfield. The preferred option seeks to provide better designed housing development that would be sustainable and provide improved green space and new links and views to open space and Pymmes Brook. North Circular Area Action Plan - Preferred Options Enfield Council 91
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Implementation and Delivery
Preferred Option Phasing Funding Sources Delivery Partners Enfield Gateway Long Term Private Private Developers Existing occupiers Ladderswood Estate Medium Term RSL Enfield Council Private RSL Land adjoining New Short - Medium Term Private National Rail Southgate Station Private developers Telford Road Ecological Short to Medium Term TfL TfL Corridor Private Enfield Council Land around Arnos Long Term Private TfL (London Grove Station Underground) Private developers Bowes Road Zone Medium Term Private Private developers Green Lanes Medium Term Private TfL Commercial Zone Private developers New River Corridor Short to Medium Term Private TfL (London underground) Private developers Eastern Approach Short Term Private Private developers Fairview New Homes Ltd. TfL 92 Enfield Council North Circular Area Action Plan - Preferred Options
7 Opportunities for change North Circular Area Action Plan - Preferred Options Enfield Council 1
Typologies 2 Enfield Council North Circular Area Action Plan - Preferred Options
Appendix A Typologies
TYPOLOGIES
A.1 Building homes and working environments along a major traffic dominated road presents a set of common problems. A set of proposed models of site occupation along the North Circular Road has been developed to tackle the issues of access, noise and environmental pollution, safety and amenity as well as seeking to create a coherent and identifiable corridor for the Borough of Enfield. These typologies vary depending on the different plot depths of properties and the character that each section of the road presents. These typologies represent guidance for development of the North Circular Road frontage sites and are not intended to be prescriptive.
A.2 The North Circular corridor in its current state is a predominately residential zone, with local centres bringing commercial frontage to the road, and a green corridor following and traversing the site. The typologies seek to maintain the corridor’s unique green and residential character, quite distinct from the commercial zones it is cradled by, and to re-enforce the positive attributes of these characters. The strategy identifies how residential occupation can be integrated with both green corridor and local centre concepts to create landscaped living zones (see ‘landscape models’), and urban streets (see ‘street-front models’).
A.3 Two types of housing models are presented: the terraced house and the multi-family housing block. The terrace house models presented provide family housing and private amenity much needed in the area. Habitable rooms have outlooks over private, generally south-facing, amenity.
A.4 Multi-family housing models are then based on a ‘scissor-block’ typology (See models L2-4, S1-3). The scissor-block utilises a central access corridor for a series of maisonettes that wrap around the access way. This creates dual-aspect units throughout the block giving all apartments a visually and acoustically sheltered outlook away from the highway. The rear face of the block is then cut away to give each unit an outdoor terrace providing generous private amenity. Finally the depth of each unit can be varied so that the scissor-block can provide any unit-mix desired, from studios to 5-bed family maisonettes.
Landscape Typologies
A.5 Landscape typologies utilise a landscaped buffer to mitigate environmental and noise pollution from the North Circular. Two basic models are presented; L1 & L2 integrate the principles of buffering and access into a highly greened zone comprising landscaped belts, two-way slip road, parking and ‘front-door’ access. Models L3 & L4 propose a narrowing dedicated landscape buffer, with access from the rear via an internal street. North Circular Area Action Plan - Preferred Options Enfield Council 3
Appendix A Typologies 4 Enfield Council North Circular Area Action Plan - Preferred Options
Appendix A Typologies
L1 – Terraced landscape
A.6 Model L1 provides the option to replace existing terraces with a denser and more environmentally protected model of 4-5 bed family terraced houses.
A.7 A landscaped access and parking area shields the terraced houses from the North Circular Road and provides ample parking and safe access away from the high speed road. The main body of the terrace is 6m wide and 5m deep, with a 3m extension providing additional space for living areas. The stair and bathrooms are placed at the front of the house providing an acoustic buffer zone, and living and bedrooms face onto the ample garden at the rear.
A.8 Pros
Provides a direct replacement model for existing terraced housing Wide protective landscape buffer reinforces green corridor and provides multiple layers of visual and acoustic screening Habitable rooms face away from the main road Large gardens Suitable for families A.9 Cons
Low density Provides only large-family housing, does not provide for smaller households Places built form very close to retained housing to rear
L2 – Blocks in the park
A.10 A landscaped access and parking zone shields the multi-family housing blocks from the North Circular and provides ample parking and safe access away from the high speed road. The scissor-block model provides a wide variety of housing types with private amenity.
A.11 Pros
Wide protective landscape buffer reinforces green corridor and provides multiple layers of visual and acoustic screening Wide variety of unit-types and sizes possible Shielded private amenity for all units, including enclosed private gardens Higher density than L1 A.12 Cons
Places built form very close to retained housing to rear Private terraces at higher level may be required to be enclosed / shielded to maintain privacy of existing adjacent housing
L3 – Landscape sandwich
A.13 A landscaped buffer integrating private gardens forms a set back for scissor-blocks, with access via a two-way road with parking, to the rear of the block.
A.14 Pros
Internal road creates access to some otherwise inaccessible sites North Circular Area Action Plan - Preferred Options Enfield Council 5
Appendix A Typologies
Internal road allows for creation of ‘home-zone’ environment protected from North Circular Higher density than L1 Wide variety of unit-types and sizes possible Deep set-back from existing buildings to rear avoids overlooking A.15 Cons
Shallower set-back and environmental buffer than options L1 – L2 Private gardens are closer to the high-speed road and will be louder spaces Requires a greater site-depth than L1 & L2
L4 – Internal street
A.16 A landscaped buffer integrating private gardens forms a set back for scissor-blocks, with access via a two-way road with parking, to the rear of the block. 3-4 storey terraced houses enclose the internal road creating a new street, and amenity provided in the form of a private garden and terrace.
A.17 Pros
Internal road creates access to some other-wise inaccessible sites Internal road allows for creation of ‘home-zone’ environment protected from North Circular Higher density than models L1 – L3 Wide variety of unit-types possible Terraced houses create independent family living environments A.18 Cons
Shallower set-back and environmental buffer than options L1 – L2 Private gardens for ground-floor maisonettes are closer to the high-speed road and will be louder spaces Requires a greater site-depth than L1 – L3
Street-front typologies
A.19 Street-front typologies seek to create an urban streetscape environment and are to be placed adjoining local centres, housing existing commercial and retail activity. Only one model of housing facing the highway is presented. This model places a rear-facing scissor-block on top of a street-facing commercial unit, allowing an active frontage along the North Circular with environmentally buffered housing above (See diagram ‘Block Typologies Environmental Analysis’). Successive models give options for variable site depths. 6 Enfield Appendix Council North Circular A T Area ypologies Action Plan - Preferred Options
Picture A.1 Streetfront Typologies North Circular Area Action Plan - Preferred Options Enfield Council 7
Appendix A Typologies
S1 - Yard
A.20 S1 places a simple storage yard / light well to the rear of the combined commercial and housing block. Accessible only through the commercial unit this exterior space might be used for storage or services, or to let light into the rear portion of the unit. The space could potentially be in-filled in sections to create larger amenity spaces for housing units above, or utilised as garages accessed from the main road.
A.21 Pros
Can be placed on extremely shallow site High density compact model Active frontage onto North Circular Re-enforces activity of adjoining local centre A.22 Cons
Only low levels of parking created Servicing difficult
S2 - Access & Parking
A.23 S2 utilises creates a service road and parking to the rear of the combined commercial & housing block creating an internal street.
A.24 Pros
Internal road creates access to some otherwise inaccessible sites Internal road allows for creation of ‘home-zone’ environment protected from North Circular Can be placed on the majority of sites adjacent to local centres Creates a protected service and access road allowing effective servicing of commercial units Allows for potential seperation of commercial and residential access Creates ample parking A.25 Cons
Lower levels of amenity than purely residential models
S3 – Internal Street
A.26 S3 utilises the commercial + housing model found in all street-front examples. To the rear of the street-front block is an internal two-way street including parking and servicing areas for commercial units, enclosed on the opposite side by 3-4 storey terraced housing. Terraced houses provide 4-5 bedroom homes, with parking garages and private gardens to the rear.
A.27 Pros
Internal road creates access to some other-wise inaccessible sites Internal road allows for creation of ‘home-zone’ environment protected from North Circular Higher density than models S1 – S2 Wide variety of unit-types possible Terraced houses create independent family living environments A.28 Cons 8 Enfield Council North Circular Area Action Plan - Preferred Options
Appendix A Typologies
Places built form very close to retained housing/buildings to rear of site Private terraces at higher level may be required to be enclosed / shielded to maintain privacy of existing adjacent housing Placing family housing adjacent to commercial uses may be considered undesirable Requires a greater site-depth than S1 – S2 North Circular Appendix Area Action Plan - Preferred A T Options ypologies Enfield Council Picture A.2 Section Typologies - demonstrating response to the harsh environment of North Circular Road 9 North Circular Area Action Plan - Preferred Options Enfield Council 10
Site Capacity Studies North Circular Area Action Plan - Preferred Options Enfield Council 11
Appendix B Site Capacity Studies
Picture B.1 Site Capacity Study - Develeopment Sites Plan 12 Enfield Council North Circular Area Action Plan - Preferred Options
Appendix B Site Capacity Studies