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Waterman Numbered Report Template 3. Existing Land Uses and Activities Introduction This Chapter presents a summary of the predominant existing land uses and activities currently located on, and around the Site. It also identifies the key environmental characteristics of the Site and its adjacent areas, thereby identifying potentially sensitive receptors which may be affected by the Development. A full description of the baseline conditions relevant to each technical assessment of the EIA is provided within each technical chapter of this ES (Chapters 7 to 17) and Volume 4. Location, Setting and Historical Context of the Site As described within Chapter 1, and illustrated on Figure 1.1, the Site is located within the administrative boundary of LBE. Centred at Ordnance Survey Grid Reference 534501,193508, the Site has an area of approximately 9.55ha. The extent of the Site is illustrated in Figure 1.2. The Site is bound by Monmouth Road to the north, St Martins Road and Plevna Road to the east, Plevna Road to the south and the A1010 to the west. Edmonton Green national rail and London Overground station is located to the west of the Site on the opposite side of the A1010. Salmons Brook is culverted under the southern part of the Site. As historic mapping has shown, the Site and its surrounds were historically predominantly farmland and nurseries, with a few residential buildings present although a post medieval quarry has been identified within the Site. Substantial development occurred between the late 19th century and the beginning of the 20th century. This eventually led to the loss of previously open land between Lower and Upper Edmonton, creating a physical connection between both settlements. The Edmonton Green Shopping Centre (comprising the North Mall, South Mall and North Square) within the Site and three residential towers (referred to as Grampian House, Mendip House, and Pennine House) located above the Shopping Centre but outside of the Site boundary, was built in the early 1970s with associated car parks and sub-station. A bus way was also developed on the slip road, in the northwest area of the Site in the late 1990s. An Asda superstore, Sports Leisure Centre and associated carpark and further housing (referred to as Methven Court) were built in 2007. The South Mall was refurbished in 2011 and the North Square in 2013. The Applicant acquired the shopping centre in 2018. The location of these residential and commercial buildings on-Site are shown on Figure 1.3. Topography The south of the Site is set at approximately 13.5m AOD and gradually rises to 14.3m AOD in the north. Predominant Land Uses and Activities The following sections should be read in conjunction with Figures 3.1, 3.2 and 3.3, which illustrate the predominant land uses currently existing both immediately surrounding and within the Site as well as historic assets within the vicinity of the Site. Figure 3.4 shows the environmental constraints within and adjacent to the Site as well as the potentially sensitive receptors within 250m of the Site. Edmonton Green Town Centre, Enfield Chapter 3: Existing Land Uses and Activities ES Volume 1: Main Text Page 1 WIE16206 Chapter 3 Existing Land Uses and Activities 1.3.1 (final) Within the Site As reported in Chapter 1: Introduction and indicated on Figure 1.3, the Site currently comprises: Edmonton Green Shopping Centre (including the North Mall, South Mall, North Square, and Market Square) which includes over 120 shops and a permanent market space; The Railway Tavern Public House (located within Edmonton Green Shopping Centre); An Asda superstore to the south-east of the Site (which will be retained as part of the proposed Development); Green Towers Community Centre located in the eastern part of the Site; Residential accommodation including 10 residential units at Northern Square Maisonettes and 7 residential units at Northern Mall Maisonettes located in the northern part of the Site; St George Chambers, Knights Chambers and St James Chambers Offices; Ground and first floor of the three residential towers (Grampian House, Mendip House, and Pennine House); Over 1,000 car parking spaces including those at St George’s Multi-Storey Car Park located in the centre of the Site (419 spaces), on the roof of Asda (198 spaces) and surface car parking within the north, south and west of the Site (419 spaces); A bus station located in the western part of the Site; and Small areas of associated landscaping. Table 3.1 provides a summary of the existing land uses within the Site. Table 3.1 Existing Buildings, Land Use, Heights, and Floor Areas Building Name / Building Heights Gross Internal Area Land Use Number (Storeys + ground) (GIA) sqm 39,618 (excluding 3,973 Shops 3 sqm for Asda) Financial services 3 1,136 Cafes, drinking establishments and 2 1,430 restaurants Takeaways 2 84 2 (existing MSCP 5no Car park 9,690 Edmonton Green floors) Shopping Centre Market stalls 1 1,688 Offices 2 4,580 Library office 3 999 Hotel 4 2,012 Library 3 2,535 Community centre 2 435 Shopmobility 1 125 Health centre 3 1,990 Edmonton Green Town Centre, Enfield Chapter 3: Existing Land Uses and Activities ES Volume 1: Main Text Page 2 WIE16206 Chapter 3 Existing Land Uses and Activities 1.3.1 (final) Building Name / Building Heights Gross Internal Area Land Use Number (Storeys + ground) (GIA) sqm Asda superstore Shops 1 3,973 Northern Mall and 1,958 (17 residential Northern Square Dwelling houses 2 units) maisonettes Existing Land Uses Surrounding the Site Figure 3.1 illustrates the predominant land uses surrounding the Site within a 250m radius. Land uses in the wider area are predominantly residential, with some commercial, leisure and community uses. As indicated on Figure 3.1, the following land uses are surrounded by, but excluded, from the Site boundary: Edmonton Leisure Centre, located in the western surrounds of the Site, which provides community leisure uses including a swimming pool and sports facilities; The Evergreen Primary Health Care Centre (including the Rainbow Health Practice) located in the western surrounds of the Site; A Travelodge hotel located in the western surrounds of the Site; and Residential accommodation located in the western, eastern and centre surrounds of the Site including those within: - Three 1970s 26-storey towers which collectively form the Edmonton Green Estate (referred to as Grampian House with 188 residential units, Mendip House with 184 residential units, and Pennine House with 188 residential units); - Geary Court (51 residential units); - Golden Lion Court (14 residential units); - Brickland Court (26 residential units); and - Methven Court (85 residential units). The Site is located immediately to the east of Edmonton Green Station which is served by the London Overground and National Rail services. A cemetery lies adjacent to the south east of the Site. Edmonton Police Station borders the south west corner of the Site and Edmonton Baptist Church lies adjacent to the north west corner of the Site. A list of potentially sensitive receptors and surrounding land uses is provided in Table 3.2 later in this Chapter. Key Environmental Characteristics Townscape, Built Heritage and Visual The wider area surrounding the Site comprises a mixed townscape typical of a busy town centre location, with the majority of buildings in commercial, retail or residential use and reflecting the locality’s historic residential and rural character. Built up from the early-18th Century as a fashionable, semi-rural locality with good transport links into London, Edmonton’s main thoroughfares comprise late-Georgian and Victorian public, commercial and residential buildings. These streets, and those nearby, are interspersed with early-20th Century, post-war and modern developments, which become more prevalent as the town centre and Site are approached. Edmonton Green Town Centre, Enfield Chapter 3: Existing Land Uses and Activities ES Volume 1: Main Text Page 3 WIE16206 Chapter 3 Existing Land Uses and Activities 1.3.1 (final) The locality’s arterial routes, railway lines and station form a key feature of the area and define movement through Edmonton. Other important townscape features include green and open spaces, such as the Barrowfield allotments, located immediately east of the Site, and the All Saints Church yard and Montague Cemeteries. The Site does not contain any statutorily listed or locally listed buildings, although The Crescent Conservation Area (CA) overlaps the northern boundary of the Site. The Montagu Cemeteries and Church Street / Fore Street Edmonton CAs are located immediately to the east and west respectively (as shown in Figure 3.2). Comprising three separate burial grounds, the Montagu Cemeteries CA is characterised by densely packed, uniform graves interrupted by a small number of religious buildings. The Crescent CA comprises early 19th Century terraced properties, of four storeys and listed at Grade II, which form a single architectural composition. The Church Street / Fore Street CA is characterised by street frontages made up of grouped commercial and residential properties dating from the 18th Century to mid-20th Century, with the Grade II* listed Church of All Saints Edmonton and its verdant churchyard forming a key feature of the locality. Together these CAs form large areas of sensitive land from which views of the Development will need to be considered. There are several listed buildings within the vicinity of the Site, including the aforementioned Church of All Saints Edmonton and Lamb’s Cottage, both listed at Grade II*. Built in phases between the 12th Century and 18th Century and restored in the mid-19th Century onwards, the Church of All Saints is sited approximately 400m west of the Site. Lamb’s Cottage, a fine 17-19th Century residence associated with Charles and Mary Lamb, is also experienced in this context as it is located approximately 125m east of the church, closer to the Site.
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