Enfield Council
North East Enfield Area Action Plan
Enfield's Local Development Framework North East Enfield Area Action Plan - Issues and Options Report Draft for Approval by LB Enfield December 2007
Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council
Contents
Foreword i How to get involved ii
0 Introduction
1 Introduction 1 1.1 Introducing North East Enfield 1 1.2 North East Enfield's Choices 5
0 The Issues and Options
2 Working in North East Enfield 9 2.1 Introduction 9 2.2 Options for North East Enfield's Employment Land 13
3 Living in North East Enfield 16 3.1 Introduction 16 3.2 Amount and Location of New Housing 18 3.3 Housing Density 20 3.4 Housing Type and Mix 22
4 Local Centres, Community Facilities and Open Spaces 26 4.1 Introduction 26 4.2 Local Centres 26 4.3 Community Facilities 29 4.4 Open Spaces 33
5 Connecting North East Enfield 41 5.1 Introduction 41 5.2 Public Transport 42 5.3 Walking and Cycling 48 5.4 The Road Network and Parking 52
6 Areas of Opportunity 56 6.1 Introduction 56 6.2 Ponders End 58 6.3 Other Opportunity Areas 68
7 What's Next? 78 7.1 Consultation Process 78
0 Appendices
A The Area Action Plan Process 79
B Policy Context 80
C Sustainability Appraisal 82
D What you told us 83
E Glossary 92
F Information Sources 97 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Contents Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council i
Foreword
Text and Image to be supplied by Enfield ii Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
How to get involved
The Council has an on-line consultation system, which you can use to comment on this document. On-line consultation is the easiest and most convenient way to make comments on the North East Enfield Area Action Plan. To view the document and submit your comments please use the following link: http://consultation.limehouse.co.uk/enfield
You may also make your comments in writing and send them to:
The Planning Policy Team London Borough of Enfield PO Box 53 Civic Centre Silver Street Enfield EN1 3XE
Tel: 020 8379 5181 Fax: 020 8379 3887
or email: [email protected]
Please also remember to complete and return the equal opportunities monitoring form.
The closing date for comments is [TBC] February 2008
Note on the Text
All references to the DCLG (Department for Communities and Local Government) include its previous titles (ODPM, DTLR, DETR) and all policy statements / guidance published under those banners.
Lee or Lea?
Historically, the river has been called the "Lea", "Lee" or "Ley". The "Ley" spelling is seen in medieval documents but subsequently passed from common usage. Currently, "Lea" and "Lee" are the generally accepted spellings, with "Lea" used in reference to the original natural river and "Lee" referring to the canalised parts, such as the Lee Navigation. However, both spellings are often used. For the purposes of consistency and to avoid confusion, this report uses the spelling “Lee” when referring to the waterways in the area.
Note on the Mapping
All mapping in this report is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of Her Majesty’s Stationery Office. © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. London Borough of Enfield Licence no. LA086363. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 1
1 Introduction
1.1 Introducing North East Enfield
1.1.1 North East Enfield is the area between the Lee Valley Regional Park and the London to Cheshunt rail line, extending from the M25 in the north to Ponders End in the south. It covers the wards and residential communities of Enfield Lock, Enfield Highway and Ponders End and employment areas such as Brimsdown and Innova Park (see Figure 1.1 ‘North East Enfield AAP area’). It occupies an important position in North London. From here you can get easily to the major growth areas of the City, Stansted and Cambridge (see Figure 1.2 ‘Location of North East Enfield AAP area’). It is part of the Upper Lee Valley, which is an Opportunity Area in the London Plan, and is immediately north of Central Leeside, an area which has potential for major change.
1.1.2 North East Enfield, along with the rest of the Upper Lee Valley, has a long economic history. The growth of Enfield Lock is associated with the Royal Small Arms Factory, whilst Enfield Highway grew as a result of increasing housing demands to serve these new industries. North East Enfield’s industrial estates date from the great era of early/mid 20th Century consumer-oriented manufacturing and are still an important source of jobs for the sub-region. Brimsdown industrial estate is London’s second largest concentration of employment land and has seen substantial new private investment following publicly funded infrastructure and environmental improvements in the early 1990s. The industrial base of North East Enfield is geared towards manufacturing, storage and distribution, large and small, together with automotive and service industries. Typically, these operate out of large sheds or other industrial estate premises. The area has not been immune from economic trends away from manufacturing towards services and distribution, but industrial production remains and thrives, for example in the southern part of Brimsdown industrial estate close to Ponders End. This distinguishes North East Enfield from many other areas – such as much of Central Leeside – where economic change is more noticeable on the ground.
1.1.3 At the present time the industrial sector is strengthening and opportunities exist to capitalise on the continued importance of high value-added niche manufacturing and the growing role of the food and drink and logistics sectors. However, there is concern that North East Enfield will eventually lose out to employment areas further a field that have better access to the strategic road network, particularly as the industrial profile of the area changes, with a greater balance of logistics based operations. Although North East Enfield abuts the M25, access to it is indirect, resulting in congestion along feeder roads, which is a deterrent to business growth. If North East Enfield is to continue its role as a major employment area in the Upper Lee Valley – a role that is becoming increasingly important given the potential loss of employment land elsewhere in the borough – the problem of poor access needs to be considered. Other issues also need to be addressed. For example, despite the relative economic success of the area, there is lower than average household income and educational achievement, under-investment in the housing and employment stock, deterioration in the quality of local shopping facilities, and relatively low spending power. 2 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
1 Introduction
Figure 1.1 North East Enfield AAP area Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 3
1 Introduction
1.1.4 So what role should North East Enfield have in the future? How might it fit into the golden triangle of growth from London to Cambridge and the south Midlands? Clearly, employment will continue to play an important part, as recognised within the London Plan. But North East Enfield is important not only as an employment location, but also as a place to live, to shop and to relax. There are opportunities here to improve the profile and image of the area, to broaden the range of businesses and jobs, to improve the quality of homes, streets and parks, and to make sure that the area is well connected at both a strategic and local level. Recently the North London Strategic Alliance, which includes the London Boroughs of Enfield, Haringey and Waltham Forest, produced a Vision for the Upper Lee Valley as North London’s waterside. This looks at the long-term potential of the valley to raise its performance in every way and make much more of its assets: its good connections, important employment land, housing capacity and the Lee Valley Park. North East Enfield is in a crucial position to help achieve this vision.
1.1.5 Investment and planning policy in the area should therefore be directed towards supporting the area’s economic strengths and undertaking local development and transport interventions in order to promote North East Enfield as an attractive, safe and enjoyable place to live. A range of employment could be promoted, appropriate to North East Enfield’s location– this could include the potential for higher value employment uses and more dense employment. The existing local centres could be strengthened, and their distinctiveness promoted, in order to support the potential for new housing. Environmental issues, such as climate change and the flood plain, will also need to be taken into account, and there are opportunities to promote exemplary sustainable, eco-friendly development.
1.1.6 So there are decisions to make about the future of North East Enfield. To encourage beneficial change throughout the area, the London Borough of Enfield has decided to develop an Area Action Plan. This is a vital piece of work and is one of two Area Action Plans being developed for the Upper Lee Valley, the other being Central Leeside. When it is finally adopted, the Area Action Plan will be a statutory planning document, and part of Enfield Council’s local development framework. The plan will set the framework for the long-term future of the area and will help unlock its potential, promoting sustained economic growth, while providing for a healthy, balanced and sustainable community.
1.1.7 The Area Action Plan for North East Enfield is set within a broader policy context, which includes the London Plan and the emerging Core Strategy for Enfield, together with the Area Action Plan for Central Leeside. Enfield’s Core Strategy has a series of strategic objectives which are taken into account in this report. There is also a non-statutory Plan for the Lee Valley Regional Park. You can read further about the policy context in the Appendix to this report and in the Baseline Report. These planning documents all recognise the opportunities presented by the study area.
1.1.8 The report you are reading, the Issues and Options Report, is the first key stage towards producing the Area Action Plan. It looks at the decisions that need to be taken to steer the area in a new direction. Your views are important because they will help us to develop the plan in more detail. We hope you find time to look at the questions and let us know what you think about the possible options for change. 4 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
1 Introduction
Figure 1.2 Location of North East Enfield AAP area Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 5
1 Introduction
1.2 North East Enfield's Choices
1.2.1 The draft vision for the Upper Lee Valley recognises that there are many matters in need of improvement, including the employment base, recreation, transport, the green environment, housing, skill levels, and the quality of life generally. So there are some key decisions that need to be taken about the area. These relate to how we can encourage continued and new investment in employment and jobs; how we can regenerate the existing centres, whilst encouraging new housing development in appropriate places; where and what type of education, health, retail and recreational facilities should be provided to support both existing and future communities; and how to create better strategic and local transport connections, improved public transport and higher quality conditions for pedestrians. We want North East Enfield to grow in economic power, and we want it to have a richer mix of uses, that encourage people to live, work and relax in the area.
1.2.2 North East Enfield is an area that has many qualities. But sometimes these qualities are not used to their greatest potential. The area is characterised by different land uses separated from each other – housing is located mostly to the west of the Lee Valley railway line, employment just to the east of the railway line, and recreational opportunities still further to the east next to the Lee Valley reservoirs. As a result, the great potential of the Lee Valley Regional Park is not fully realised. Local people and workers find it difficult to reach the park because transport routes and industrial areas are in the way. It can be difficult or unpleasant to get from one part of North East Enfield to the other. This report asks questions about how we can strengthen the character and image of the area and turn it into a more people-friendly place.
1.2.3 One of the most important functions of the area is as a place where people work. There is over 200 hectares of employment land in the area. The Brimsdown Industrial Estate itself has about 8,500 workers, Freezy Water is also identified as strategically important employment land, and Innova Park is a new mixed-use area which includes business and employment opportunities, as well as a new residential community and City Academy. Other employment areas include Meridian Business Park and the Alma, Redburn and Queensway industrial estates. North East Enfield is evidently an important location for businesses and jobs. The quality of these employment areas, however, varies greatly.
1.2.4 Choices that we make in relation to the future of the industrial estates are key to the overall future role and success of the area. One approach would be to accept the current broad mix of uses within North East Enfield. Under this scenario, there would be no major changes in policy; employment would be safeguarded and would continue to play an important role in the area. Another approach would be to encourage some change to other uses in areas where employment land is less well managed or marginal. Here, the possibility of mixed uses including services and residential could be investigated. These can provide high employment densities and offer a wider range of skills and opportunities, whilst allowing for new housing opportunities to be identified. We might look, for example, at how the area can support small scale “back office” services which have linkages with the City of London. Alternatively, we could promote North East Enfield as North London’s centre for logistics and aim to make new land allocations for this purpose. There are certainly some strong factors that point in that direction: the potentially good connections for freight, the links to local markets, and the existing character and function of the area. Or we might seek to nurture enterprise and growth in manufacturing, and put a brake on logistics in this area. 6 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
1 Introduction
1.2.5 In making these choices, we need to take into account choices that are being made further down the Upper Lee Valley in Central Leeside. If substantial employment land is identified for mixed use development there, it might become especially important to retain the employment land that we do have in North East Enfield. Or, changes that take place in Central Leeside could act as catalysts for wider change in the Upper Lee Valley, allowing North East Enfield to take advantage of this in the long-term. These possibilities are all explored in more detail in the employment section of this report, Working in North East Enfield.
1.2.6 For an area which is seen as an important employment location, North East Enfield has a huge number of homes: more than 40,000 people live within the established residential communities of Enfield Wash, Enfield Highway, Ponders End and Enfield Lock (see Figure 1.3 ‘Land uses’). Houses tend to be medium sized and low-rise terraces, which are a good housing resource. But they could no doubt benefit from improvements, including improved energy conservation. There is also a great need for more housing and Enfield has to make provision for a lot more homes within the borough. Between 2007/08 and 2016/17 the London Plan requires a minimum of 3,950 new homes to be provided in Enfield, based on existing housing capacity estimates. We need to think about how North East Enfield can accommodate more homes in the future. Section 3, Living in North East Enfield, looks at the options for new homes.
1.2.7 To make North East Enfield an attractive and enjoyable place to live, both now and in the future, many things need to be improved – transport, walking connections, green space and access to community facilities and local shops. If we are to accommodate more homes in North East Enfield we need to decide how much housing, of what type, and where these homes should be built. Any new housing will have to be a part of an overall package of improvements so that we make sure new homes are supported by an appropriate range of community facilities.
1.2.8 In terms of shopping, North East Enfield has three established centres, stretched along Hertford Road; Enfield Wash, Enfield Highway and Ponders End (see Figure 1.3 ‘Land uses’). But these traditional shopping areas are suffering. It is very easy to reach other competitive centres beyond North East Enfield, so what is the best and most realistic future for the local centres in the area? Hertford Road is dominated by cars and lorries, the shops offer mainly convenience goods, and the quality of the shopping environment is particularly poor in places. We need to think about how we can encourage shopping streets that are pedestrian-friendly, offer a wide range of shops, and provide a safe and attractive environment for both local residents and visitors. In particular, we believe there is a significant opportunity to improve Ponders End –raise the quality of the shopping environment, expand the range of shops, and create a thriving and vibrant local economy. This complements the place shaping work that the Council is carrying out in Ponders End at the moment. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 7
1 Introduction
Figure 1.3 Land uses 8 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
1 Introduction
1.2.9 The Lee Valley Regional Park is a unique asset on North East Enfield’s doorstep, with its associated waterways, reservoirs and green space. But historically, manufacturing industries required the waterways for freight transport and the recreational or aesthetic value of the reservoirs was ignored. The park is underused, as routes are often unpleasant or blocked by major roads, railway lines or swathes of employment land. We need to make the most of the Lee Valley Regional Park’s great potential, by providing good walking and cycling routes, by encouraging activities to locate within the park, and by ensuring that buildings overlook the park providing a safe environment for everyone who uses the park. Section 4.3 looks at the options for all the facilities required to support new communities.
1.2.10 There are also some important options for transport. As mentioned, access to the M25 is indirect, causing congestion and the use of local roads by freight vehicles. Improved links to the strategic road network including the M25 could help to encourage more investment in the area, whilst relieving the volume of traffic on more local roads, encouraging more walking and cycling. Clearly this will bring more significant benefits for economic activities which shift large loads around the regional and national road networks. On the other hand “people businesses” are likely to be encouraged by improvements to the public transport network and to walking routes. At present, the use of public transport is poor. Bus and rail services are infrequent and often unreliable. Walking and public transport therefore need to be encouraged wherever possible. Section 3 of this report, Connecting North East Enfield, looks at the improvements that might be made to public transport, for example improving east-west connections, as well as the frequency of services. How can the proposal for improved rail connections between London and Stansted be used to greatest benefit? How can heavy flows of traffic be diverted away from residential and shopping areas? How can we improve the highways infrastructure in order to retain and attract employers in the area?
1.2.11 The need to increase the strength and economic power of North East Enfield and to improve the living conditions and opportunities of the residential communities underpin all the choices that need to be made about the future of the area. Supporting and strengthening the economic base, encouraging the regeneration of the three local centres and improving residential living conditions are all desirable and the Area Action Plan should pursue all these goals.
1.2.12 Whatever the decisions we make, North East Enfield has great potential. To reach this potential, to regenerate the area, to provide a better mix and quality of homes, to broaden the employment and skills base, to attract higher value businesses, to make North East Enfield more sustainable, and to improve the area’s environment and image, we need to be imaginative and to embrace change. There are choices about the type of change required and where to focus it; some areas are already working well, others need more help.
1.2.13 This report presents the issues and options for all the issues talked about in this introduction. We need your help to make these big decisions about North East Enfield’s future. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 9
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2.1 Introduction
2.1.1 North East Enfield contains the second largest concentration of employment land in London. It includes the cluster of industrial estates comprising Brimsdown, together with estates at Freezy Water and Innova Park to the north, and smaller estates to the south, such as Meridian, Alma, Redburn and Queensway. The area plays a very important role in industry and distribution, and also has employment in retail, leisure, consumer services and the public and voluntary sectors.
2.1.2 This report has already referred to the area’s role as a Strategic Employment Location and its important position in relation to growth and transport corridors. Brimsdown and Freezy Water are both identified as Strategic Employment Locations (see Figure 2.1 ‘Strategic Employment Locations’). Within Strategic Employment Locations, employment land is safeguarded and non-business uses are restricted. The Enfield Employment Land Study (EELS) recommends strong protection for strategic employment sites. Against a background of significant pressure on employment land for other land uses such as residential and retail, it is important to safeguard high quality strategic employment land and where appropriate preserve employment uses to maintain North East Enfield’s role as an important part of the economy of London.
2.1.3 North East Enfield has experienced good levels of investment in plants and buildings and its employment land and stock are generally in good condition, with Brimsdown being a fine example of a large, well-managed industrial estate. Only 5% of the industrial stock in the Brimsdown area has been assessed as poor(1). Over time, traditional industrial activities have been replaced in part with more advanced engineering, logistics, storage and distribution and light industrial activities in response to the changing nature of the economy. North East Enfield is in a good position to benefit from and contribute to the current national and regional growth in the industrial sector.
1 Enfield Employment Land Study, Halcrow on behalf of LB of Enfield, 2006 10 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Figure 2.1 Strategic Employment Locations Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 11
2 Working in North East Enfield
2.1.4 The Enfield Employment Land Study (EELS) indicates that there is likely to be only very limited scope for the release of employment land for other uses. This will be especially true of North East Enfield where continuing employment uses are highly viable. The EELS demonstrates that, for the majority of employment sites, any change of use or release of land from employment use should be strongly contested. However, four sites in the study area are identified by the study as being appropriate for consideration; where partial change could be considered provided that it is used to assist with the retention of employment land on the remaining areas, in accordance with the concept of “managed release” set out in the draft Further Alterations to the London Plan (2006). The four areas in North East Enfield are:
Innova Park, which contains significant areas of undeveloped land adjacent to the M25 with an extant outline planning consent for a mix of employment and residential development and a City Academy.
Queensway, which has some poor sites, a lack of modern facilities, limited parking and internal circulation issues. However, the estate also benefits from reasonable public transport accessibility and proximity to local shops and services. EELS states that there is potential for part redevelopment based on the sites accessibility and proximity to local amenities.
Redburn Trading Estate, which is surrounded by existing residential neighbourhoods and benefits from reasonable access to public transport and public open space. EELS states that there is potential for part redevelopment for residential land uses.
Alma Industrial Estate, which is also surrounded by existing residential neighbourhoods, benefits from reasonable public transport accessibility, proximity to shops and services and public open space. EELS states that there is scope for part redevelopment for residential land uses.
2.1.5 These and other areas are considered in more detail in the “Opportunities” section of this report (section 6).
2.1.6 In assessing the merits of change of use on any of these estates, however, we need to see the reservoir of employment land in its wider context and take into consideration choices being made in Central Leeside. If, for example, employment land is lost in Central Leeside, we may be more inclined to retain employment land in North East Enfield. Particularly as the EELS only recommends the release of 6 hectares of employment land in the borough between 2005 – 2016. 12 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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2.1.7 The AAP provides the opportunity to take a comprehensive and strategic view of the employment land and look at new ways of generating employment alongside other uses. The economy of London and the southeast continues to shift towards more knowledge-based, service sector and high-technology activities. There is also significant potential growth in green technologies. We should look at the scope within North East Enfield to accommodate these activities, which often have greater employment densities than traditional industrial sheds. This could help to make more efficient use of the limited supply of employment land and inject more wealth into the local economy. Gradual change, including focused interventions where appropriate, could enable existing employment sites to grow and adapt and make more efficient use of land. This objective is supported by the GLA’s Industrial Capacity SPG which encourages owners and occupiers of industrial land, the London Development Agency, boroughs and other stakeholders to manage and invest in capacity to meet the changing needs of the economy.
2.1.8 However, there is another very important point. The area needs major improvements in pedestrian routes, public transport and the environment. At the moment, road and rail routes and employment land act as significant barriers to movement, whilst industrial development (with one or two notable recent exceptions) turns its back on the great asset on its doorstep; the Lee Valley Regional Park. This report stresses the importance of making better use of the park and of providing better connections to the park and to local centres. These were important findings of the Upper Lee Valley Vision study. Such improvements need private funding and will not happen of their own accord. How are they to be achieved, if not through a new approach to the way we look at employment land? We need to think about how we achieve the levels of investment to support these improvements.
2.1.9 Where the character of the area continues to be based on the traditional large format shed, loading bay and car park, then good estate management and clear planning guidelines will help to achieve some improvement. But transformational change may be more appropriate for some locations, in order to deliver better streets and spaces, walking connections and public transport. This will require significant change in the approach towards employment land and may involve a more urban, mixed-use approach based on a proper street pattern. This could potentially deliver higher value uses, greater employment densities and a complementary range of uses in a more attractive and pedestrian-friendly and better connected layout. The Issues and Options for Enfield’s Core Strategy considers whether mixed use and more intensive development should be provided as a general borough wide policy or on specific sites after careful scrutiny of local circumstances(2). Mixed use development on selected sites in North East Enfield would be consistent with the latter and could be a catalyst for further regeneration and investment.
2 To be amended when the Core Strategy Preferred Options Report is approved for consultation Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 13
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2.2 Options for North East Enfield's Employment Land
Question 1
What should the approach be to employment land in North East Enfield?
2.2.1 Given North East Enfield’s location in a growth corridor, the changing nature of industry, and the need to achieve other objectives, we do not believe that the existing situation can simply be maintained without any investment or improvement. We think there are therefore three broad options. These are not mutually exclusive – they can be combined, or operate in parallel in different parts of the area. (More detailed options for specific areas are addressed in the “Opportunities” section - section 6).
Option 1A
Reinforce the existing employment function.
This would involve reinforcing the role of North East Enfield as an important industrial employment location, providing as much land as possible for sectors that are forecast to grow in the next ten years. Particular support would be given to the continuation and growth of manufacturing but activities would also include warehousing, distribution, transport and construction(3). The focus would be very much on supporting existing businesses and improving estate management, building on the success of Brimsdown as an excellent example of estate investment. Changes would principally involve rationalising layouts and making better use of any under-used space to provide larger plot sizes to accommodate expanding businesses(4) and improving the infrastructure and environmental management of the estates. Improved links and environmental work to the Lee Valley Regional Park would be sought, where possible, through the process of redevelopment and rationalisation.
In order to support the continued operation and growth of existing and new industrial sectors, especially to support the warehousing and logistics sector, this option would need to be supported by improvements to the highways infrastructure and public transport.
Implications: This option would maintain and potentially increase existing levels of employment land, helping to sustain the Upper Lee Valley’s role as an employment location, especially if employment land is to be lost in Central Leeside. However, it is unlikely to generate the investment levels required for significant environmental improvement, improved walking and cycling connections and much closer integration with the Lee Valley Regional Park.
What measures could be carried out to ensure the continuing success of the industrial estates in North East Enfield? Which estates should be a priority for intervention?
3 Although there is a general shift towards high technology sectors, there are still some low-density sectors that are forecast to grow. 4 Two-thirds of businesses in the Enfield Business Survey (EELS, 2006) anticipated that their business would grow in the next three years and 14% of businesses required larger premises to facilitate expansion. 14 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Option 1B
Take a pro-active approach to upgrading employment and developing niche sectors.
This could involve a number of different interventions including:
Proactively encouraging growth sectors and industries by, for example, identifying land for higher value activities, promoting investment to attract high value manufacturing, and promoting a cluster of new green waste technologies; and Undertaking an assessment of skills required to nurture these sectors and seek to train local people in skills required to access new jobs.
Implications: This option is likely to be more expensive and might not be feasible in the absence of mixed-use development in parts of the study area (see Option 1C). Criteria used to evaluate potential sites for new industries could include accessibility, quality of surrounding environment, access to amenities and a lack of physical or institutional (e.g. ownership) constraints. This approach would require very significant public sector intervention and commitment. This interventionist approach to improving the economic value of employment land would require actively facilitating redevelopment through the application of mechanisms such as land use planning and land-owner agreements, acquisition by private treaties or compulsory purchase.
Where could we pro-actively encourage higher value manufacturing and/or green waste technologies?
Are there any other pro-active interventions that you can suggest? Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 15
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Option 1C
Encourage intensification and mixed use in selected employment areas.
This options could see some of the smaller employment areas in North East Enfield redeveloped to promote a more urban character with development fronting onto streets. These might attract different kinds of employment and a complementary range of other uses including residential. This option would require formulating pro-active planning policies for designated parts of these estates, which allow for their transformation into mixed use developments including higher value business and commercial activities, space for start-up businesses, offices, healthcare, hotel, smaller scale retail and other complementary uses together with housing.
As part of this option, consideration could be given to redistributing employment land and designating further land for employment to the north of Innova Park, which could facilitate relocation and new investment and would therefore allow for some mixed use development on smaller estates elsewhere in North East Enfield and in Central Leeside. This is discussed in the “Opportunities” section (see section 6).
Implications: This option needs to be considered carefully in the context of employment land that is being lost elsewhere in the borough, in particular Central Leeside. However, in carefully selected locations it could help to could kick start improvements in the environment and transport, and help to knit communities together and minimise conflict between operations associated with employment areas and neighbouring residential areas (Alma, Redburn and Queensway). It is unknown whether this is likely to be a successful location for start-up businesses and other office uses – the market is untested here. Policies should be set out in the Area Action Plan and detailed concepts worked up through supplementary planning documents. This approach may require intervention on behalf of relevant public agencies and the co-operation of private interests. This option is only likely to be appropriate for very specific parts of North East Enfield because of the need to maintain the success of the area as a strategic employment location. We need to identify which areas would be most suitable for this transformation.
Where could intensification / higher density mixed use development be appropriate? 16 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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3.1 Introduction
3.1.1 At the moment North East Enfield has a large population of about 40,000 people, living in the established communities of Enfield Lock, Enfield Wash, Ponders End and Enfield Island Village. However, there is pressure for Enfield as a borough and the Upper Lee Valley in general to accommodate new housing. The borough's population is predicted to grow by around 15,300 people between 2006 and 2026 and Enfield’s Core Strategy has looked at options for new sources of supply for housing; the Upper Lee Valley is one option. The Further Alterations to the London Plan (2006) provides an indicative figure of 7,000 additional new homes in the Upper Lee Valley Opportunity Area, some of which could be accommodated in North East Enfield.
3.1.2 Deprivation in the action plan area is above the borough average, and around 30% of the population are dependent on Council Tax Benefit. There are a large number of non-decent homes, most of which are occupied by elderly owner-occupiers. Overwhelmingly, these homes will fail on the basis of thermal comfort, which in turn raises concerns over health and fuel poverty. The condition of the council owned housing stock is another major issue, and several estates in the area require repair, refurbishment or redevelopment in order to bring them up to a decent standard. The council housing stock in both Enfield Lock and Enfield Highway suffers from extensive disrepair, and this may offer opportunities for development through remodelling of poor quality estates. In addition, Enfield is in the worst 6% of local authority areas in England and Wales for housing overcrowding.
3.1.3 The key decision relates to whether the area could accommodate new housing in the future and how much. Enfield’s Core Strategy is currently exploring potential locations for new housing within the borough. The results of the consultation on the Issues and Options Report suggest that there is support for the Upper Lee Valley as a location for housing growth. However, there are other choices to be made if North East Enfield is to become a sustainable, enjoyable and attractive place to live. For example, how to integrate new housing into existing neighbourhoods and which sites should accommodate housing, what type of housing, at what densities and where other retail and community uses to support new housing would need to be accommodated.
3.1.4 These choices are dealt with in more detail in the following sections in the form of options. The remainder of this section looks only at housing within North East Enfield, while section 4.3 considers the community facilities needed within the area to support any additional homes in the future. Consider these options and tell us what you think. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 17
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Figure 3.1 Residential towers at Ponders End
Figure 3.2 Semi-detached housing in North East Enfield 18 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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3.2 Amount and Location of New Housing
3.2.1 As mentioned, Enfield’s population is predicted to grow by around 15,300 people between 2006 and 2026. The London Plan sets a minimum target of 3,950 new homes to be provided in Enfield between 2007/8 and 2016/17. There are sites in North East Enfield that could be considered as a potential location for new homes in order to exceed this minimum requirement and contribute to the next round of housing capacity calculations. Potential locations for new housing development within North East Enfield are explored in further detail within section 6 of this report. At this stage we just want to know what you think about the broad principles – how much new housing North East Enfield could accommodate, where, at what density and of what type.
Question 2
The Upper Lee Valley is identified as an area for growth and the provision of new housing. How much of this should be provided within North East Enfield, and where should this new housing be located?
3.2.2 We think that there are two options. Please tell us if you agree with any of these, or if you think there are alternative options.
Option 2A
Focus new housing on vacant sites coming forward in Ponders End.
This includes the former Middlesex University and gasholder site at Woodall Road and any smaller infill sites that come forward in the Action Plan area.
Implications: This approach would not require any change of use and the sites are within an established community and residential area with access to local facilities and amenities. However, the scale of new housing that could be accommodated on these sites would require additional social infrastructure such as education and health provision to be provided. In particular, the need for an additional primary school has been identified.
On these two sites, what should be the balance between housing and other uses, such as community infrastructure, leisure or retail? Is there anything we should consider when developing these two sites that has not been mentioned? Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 19
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Option 2B
In addition to the two known sites in Option 2A, provide new housing as part of mixed-use developments on existing employment land .
The Queensway and Redburn trading estates are both adjacent to the Middlesex University site and the gasholder site respectively and could therefore potentially be integrated with these developments. Alma industrial estate is more isolated, next to Durants Park. Estates at Beaconsfield Road, Eastfield Road and Exeter Road (EN3) are in particularly poor repair, and remodelling of these estates could offer the opportunity to provide additional development.
Implications: This option would have an impact on the existing functioning of some of these employment areas, and needs to be considered in the context of the overall reservoir of employment land in the borough as well as the vibrancy of the employment estates themselves, which provide valuable local jobs. does open up the possibility of providing housing in locations well connected to the Lee Valley Regional Park.
Within this option, should any of these employment areas be a priority for either retention or redevelopment? Tell us what you think and why?
Question 3
Are there any other significant sites in North East Enfield that could be considered for housing that we have not identified? 20 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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3.3 Housing Density
3.3.1 Linked to the question of the amount of housing to be accommodated in North East Enfield is the issue of density. The more dense the development, the more housing units can be delivered. However, there needs to be a balance. Although, new housing developments should make the most efficient use of suitable land, they need to respect the local context, history and character of the area. The action plan area also includes several conservation areas, and it is important that new development does not compromise their character.
3.3.2 In London, the potential for a site to accommodate new homes is guided by a Density Matrix in the London Plan, which links housing density with public transport accessibility, as well as the surrounding context of an area. According to the Matrix’s description, North East Enfield is a mix of ‘suburban’ and ‘urban’ areas. Therefore, there may be opportunities for higher density development on specific sites, particularly sites that are more accessible by public transport, and are therefore able to accommodate higher housing densities. However, access to public transport in large parts of the study area is limited(5) and transport accessibility needs to be improved if higher ‘urban’ densities are to be workable in North East Enfield.
Question 4
If North East Enfield is to be a key location for new housing, at what density should housing be provided?
5 North East Enfield Area Action Plan, Baseline Report (2007), Urban Initiatives for LB Enfield Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 21
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3.3.3 We think that there are three options. Please tell us if you agree with any of these, or if you think there are alternative options.
Option 4A
Encourage new housing of a similar density to existing and adjacent housing areas within North East Enfield.
Implications: This option would ensure that new residential development respects the context of the surrounding area. However, this may not always be the most efficient use of suitable land. Where existing densities, for example, do not reflect public transport accessibility levels, new housing developments may be unnecessarily limited in terms of their density.
Option 4B
Encourage higher housing density in North East Enfield, in areas that are more accessible by public transport.
Implications: Given many parts of the area currently suffer from limited access to public transport, within this option efforts would be made to secure public transport infrastructure improvements. Higher density development would enable a critical mass of residents to be accommodated in the area, helping to build a business case for public transport improvements and investment in social infrastructure.
Option 4C
Encourage higher density housing development at appropriate locations, using a ‘design-led’ approach.
Implications: Whereas option 4B could be described as a ‘transport-led’ approach, this design-led option would allow elements of the environment to also determine the best locations for higher density housing development. For example, along key thoroughfares higher density would be promoted. Relatively lower density family housing would be located in the heart of established residential communities, away from main thoroughfares and close to important amenities such as open space. As with option 4B, this option would make efficient use of available land, and help to create a critical mass of people within North East Enfield to support the provision of new services and public transport facilities. 22 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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3.4 Housing Type and Mix
3.4.1 Current guidance at all levels highlights the importance of encouraging mixed and balanced communities. In order to achieve this, new housing developments must include a suitable range of housing types and tenures.
3.4.2 In terms of tenure, market housing includes owner-occupation and private renting. Affordable housing includes low cost home ownership, and intermediate and social renting. The action plan area has lower than average levels of owner-occupation, which is reflected in its deprivation statistics. Levels of benefits dependency increase roughly in line with levels of renting. The reverse is true with owner-occupation: areas with high levels of owner-occupiers tend to be economically more successful and have lower levels of benefits dependency. This is recognised in Enfield’s Housing Strategy, which includes a strategic housing objective to support the aspirations of residents to become homeowners. At the same time, several pieces of research have demonstrated that there is a desire among both social and private renting tenants to move into home ownership. One possible solution to both of these problems is to develop affordable low cost home ownership to meet this demand and avoid some of the economic problems relating to renting. As tenants move into home ownership, their existing homes are available to people on Enfield’s housing register. Low cost home ownership could also address the problem of buy-to-let in the area especially in Ponders End. Products such as shared ownership cannot be sublet, avoiding the risks to the sustainability of the local community and economy that buy-to-let for low income households can present.
3.4.3 Our background research has identified that there is a need for affordable housing within North East Enfield. Enfield’s Housing Needs Study (2005) demonstrated that there is a general annual shortfall of affordable homes. There is a particular need for affordable housing in the wards of Enfield Lock and Ponders End. The target for affordable homes within the borough of Enfield is being explored within the Core Strategy Issues and Options Report. The Enfield target needs to reflect the London Plan overall strategic target for 50% of all new housing within the capital to be affordable.
3.4.4 As Enfield’s population grows, there will be growth in the number of families with young children, as well as an increase in the number of frail elderly residents. This means that it will become more important to develop larger family homes, and wheelchair accessible homes. The London Plan currently requires that 10% of new homes be wheelchair accessible, or easily adaptable. Therefore issues of size will also need to be considered, especially the impact that the size of homes has on the type of community that is created by new development. Focusing on larger, family sized homes creates very different communities from those based around one- and two-bedroom units. The Area Action Plan will need to consider what mix of sizes would be suitable for North East Enfield. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 23
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Figure 3.3 A mix of housing types in North East Enfield 24 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Question 5
What housing tenures should be provided within North East Enfield?
3.4.5 We think that there are two options. Please tell us if you agree with any of these, or if you think there are alternative options.
Option 5A
Provide a mix of housing tenures within new housing developments.
This could include a balance of private-for-sale housing, affordable, social and intermediate housing, reflecting overall strategic London Plan targets of 50% affordable housing, with a 70/30% split between social and intermediate housing.
Implications: This option will ensure the creation of a mixed and balanced community, although the current need for affordable housing within North East Enfield may not be met.
Option 5B
Provide a greater proportion of affordable housing within new developments in North East Enfield than other areas in the borough.
Implications: This option will take advantage of opportunity sites in the area to deliver a high proportion of affordable housing, reflecting current need and demand. However, this may not contribute towards the creation of a mixed and balanced community. The requirement for a higher proportion of affordable housing may reduce the value of land where private developers are seeking to promote change. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 25
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Question 6
What house sizes should be provided within North East Enfield?
3.4.6 We think that there are two options. Please tell us if you agree with any of these, or if you think there are alternative options.
Option 6A
Ensure that all new residential development in North East Enfield includes a high proportion of family housing.
Implications: This option would encourage families to move to and stay in the area, helping to create a vibrant community. The provision of family housing would, however, have implications for social and community infrastructure. In other words, if there are more families within the North East Enfield area there will need to be sufficient schools, health facilities, play areas etc. This option would help to meet the need for larger owner occupied units within the borough. However, it may result in lower development densities across the area, therefore reducing the number of extra homes that the borough can secure.
Option 6B
Provide a mix of house sizes within North East Enfield, with a greater priority on one and two bed flats.
Implications: This option would result in the provision of less family housing and more flats. It may be possible to achieve higher development densities under this option, which could help to cross-fund required transport and social infrastructure. 26 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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4.1 Introduction
4.1.1 If North East Enfield is to accommodate more homes in the future then careful consideration must also be given to the open space and community facilities needed to support both existing and future residents in the area. This includes the need to provide an appropriate mix and range of shops, accessible and well performing schools and health facilities, and good quality and well-maintained open spaces. The provision of these facilities is essential if North East Enfield is to promote itself as a vibrant, sustainable and enjoyable place in which to live.
4.2 Local Centres
4.2.1 North East Enfield has three main local centres – Enfield Highway, Enfield Wash and Ponders End - all stretched along Hertford Road. A smaller centre also serves the Enfield Island Village development. The overall quality of these centres, however, is variable. Hertford Road is a busy route, which carries large volumes of traffic at most times of the day. The quality of Hertford Road as a shopping environment for pedestrians and cyclists is therefore compromised. The range of shops and services at Enfield Island Village is particularly limited.
4.2.2 Local centres cannot be expected to provide a full range of retail facilities. They tend to contain a combination of local convenience stores together with small local services, restaurants and takeaways; comparison retail units(6) are generally located in the higher order centres such as Enfield Town and Edmonton Green. Nonetheless, it is important to maintain the viability of local centres because they are useful in serving the day-to-day needs of local residents, workers and visitors and enable people to carry out basic shopping on foot.
4.2.3 It is unlikely that significant amounts of new shopping floorspace will be provided in these centres unless there is substantial new housing in the vicinity to support it. However, it should also be possible to enhance their vitality through, for example, improvements to the public realm, and enhancements to the pedestrian and cycle routes that people use to get to the centres. In addition, planning policy towards these local centres could be more flexible in order to take into account the influence of changing shopping patterns. Whilst it is important to protect the integrity of a centre, a complementary range of uses including restaurants, takeaways and services is necessary to maintain a centre’s vitality and viability and to reflect the changing demands of local people. Decisions therefore need to be made about the mix of uses needed to support both existing and future communities, whilst complementing the existing shopping provision in the area.
6 see glossary for definition of convenience and comparison retail Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 27
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Figure 4.1 Ponders End Local Centre
Figure 4.2 Enfield Highway Local Centre 28 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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4.2.4 Look at the following questions and tell us what you think. Are there any other questions that we should consider?
Question 7
Are there any specific improvements you would like to see to the centres at Enfield Highway, Enfield Island Village, Enfield Wash and Ponders End?
Question 8
What public realm improvements and traffic management measures can be introduced in and around the local centres to create a more attractive environment for pedestrians and cyclists? In particular, what could be achieved along Hertford Road?
Question 9
Can any of the local centres accommodate new retail development in conjunction with other new development including housing? If so, which ones?
Question 10
What sort of mix and balance of uses is appropriate within the centres to ensure their vitality and viability and to provide a good service to the local community? Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 29
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4.3 Community Facilities
4.3.1 At the moment, North East Enfield is relatively well served by community facilities, such as schools and health facilities, which are located at the heart of the established local centres. Despite this provision, however, there are still parts of the action plan area that are under-provided for. Parts of Ponders End, for example, lie outside of the recommended catchment area for health facilities.
4.3.2 The existing community facilities will also be placed under increasing pressure if North East Enfield’s population increases over the coming years – even by just a small amount. The possibility of new or extended services therefore needs to be considered, so that existing and new residents are supported by an appropriate range of community facilities, which are both easily accessible and of a high quality. Indeed, Enfield Council recognises the importance of community facilities and their role in supporting the creation of a successful, healthy and inclusive society(7).
4.3.3 In response to these pressures the Enfield, Barnet and Haringey Primary Care Trust is in the process of developing a strategy that will enable care to be provided closer to people’s homes. This could include the provision of new primary care facilities distributed across the three boroughs. Three new facilities are planned for the North East Enfield area, although no specific sites for these facilities have been identified as yet. These facilities include:
A Primary Care Resource Centre, Enfield Highway; A Primary Care Resource Centre, Ponders End; and A GP Practice, Enfield Lock
4.3.4 It is also important to recognise that the provision of safe and attractive open spaces, parks and leisure facilities provides the opportunity for people to take part in sports and physical activities, therefore contributing to health and general well-being.
4.3.5 Whilst North East Enfield already has a number of schools to serve its existing population, most of these schools have been expanded over the last 10-20 years to meet growing demand, and are reaching capacity. The potential to extend and expand these schools is extremely limited If new residential development goes ahead, there will therefore be a minimum requirement for a new 2-form entry primary school. In terms of secondary school provision, this is a longer term consideration and it is possible that demand for places might be accommodated in existing schools in Enfield. The Oasis Academy has opened this year on the Innova Park site in Enfield Lock. The need for an additional secondary school will therefore be monitored over the next few years.
7 Enfield Council, April 2007, The Enfield Plan Issues and Options Report (section 8 - social infrastructure) 30 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Figure 4.3 Enfield College
Figure 4.4 Community Centre in North East Enfield Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 31
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Question 11
What are the options for health care facilities in North East Enfield?
4.3.6 We think that there are two options. Please tell us if you agree with any of these, or if you think there are alternative options.
Option 11A
Identify potential locations for new health care facilities in North East Enfield, which could be considered by the Primary Care Trust in its forward plan.
Implications: This option will work towards providing new health facilities in North East Enfield in the most appropriate locations, such as at the heart of existing local centres and residential communities. However, sites may not be readily available and may not be able to provide the size of facility that the area requires.
Option 11B
Where possible, extend the services provided within existing health facilities both within and beyond the study area
This could make the existing health care provision in the borough of Enfield more accessible to residential communities in North East Enfield.
Implications: This option will require improved links and connections to be made between any potential new residential communities in North East Enfield and those existing facilities outside of the study area. However, if implemented on its own, this option may not provide adequate provision should the population of the area significantly increase through new housing development in the future. There may also be limited potential for existing facilities to expand. 32 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Question 12
What are the options for providing adequate school spaces for existing and future residential communities in North East Enfield?
In the context of new residential development potentially coming forward on the former Middlesex University site, the gasholder site in Ponders End and other surrounding sites (refer to options 2A and 2B), and the lack of available sites for new schools, we will need to accommodate a new primary school on one of these sites. Where do you think it would best be accommodated? Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 33
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4.4 Open Spaces
4.4.1 Parks and green spaces can bring lasting economic, social, cultural and environmental benefits to an area. Successful green spaces are therefore central to the creation of a high quality environment, as well as to creating a strong image and identity for an area(8). The most significant open space in the study area is the Lee Valley Regional Park, however, it is largely hidden from view by the large swathes of employment areas and access to it is limited. Other areas of open space within North East Enfield include Albany Park, Durant’s Park, Alma Road allotments, Brimsdown Sports Ground, St. George’s Field, and Ponders End Recreation Ground (see Figure 4.5 ‘Open Space Network’). There is a need to improve the quality of and access to some of these spaces. Our research has shown, for example, that access to children’s play provision in parts of the study area is beyond the recommended 400m catchment and that the quality of public parks is generally below recommended standards(9). Improvements could include the provision of new facilities, better maintenance and management of open spaces, or more radically the encouragement of some small-scale development along the edges of selected open spaces, to ensure that they are well overlooked and safe to use. Improved access to the areas of open space could be encouraged through new green links, connecting the Lee Valley Regional Park at Ponders End and Enfield Lock to established residential areas in the west of the action plan area.
4.4.2 Consideration must also be given to the potential for leisure and recreation opportunities in North East Enfield. Is there potential, for example, to encourage the use of the reservoirs for water sports? On a more local level, are there opportunities to improve or expand the provision of play facilities within any of the open spaces?
4.4.3 There are choices to be made, therefore, as to how the potential of existing recreational assets in North East Enfield can be maximised in the future, as well as how new ones could be introduced in order to contribute towards the creation of a unique and positive image for the area.
4.4.4 The options set out below consider ways in which these big choices can be made. Look at these options and tell us what you think.
8 Cabe Space, 2005, Start with the park; and LB Enfield, August 2006, Enfield Open Space and Sports Assessment 9 Baseline Report, Urban Initiatives for LB Enfield, 2007 34 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Figure 4.5 Open Space Network Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 35
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4.4.5 A number of questions and options are posed in the following section, which consider the future role of the Lee Valley Regional Park, improvements to existing areas of open space, and the possibility of creating new areas of open space within North East Enfield.
North London’s Waterside and the Lee Valley Regional Park
Question 13
How could North East Enfield contribute to the vision for the Upper Lee Valley as North London’s Waterside?
Figure 4.6 North London's waterside
Figure 4.7 The waterways in North East Enfield 36 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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4.4.6 We think that there are three options, both of which could be pursued. Please tell us which options you support, or if you think there are alternative options.
Option 13A
Improve access to the Lee Valley Regional Park from the residential communities in the west of the study area.
Implications: This option could include the creation of green links connecting the Lee Valley Regional Park in the east of the study area to the residential communities in the west. There is potential for these links, for example, following the course of Turkey Brook connecting Enfield Lock, Albany Park and Enfield Highway, or from Ponders End connecting Alma Road allotments, Durant’s Park and Enfield Highway.
Option 13B
Improve the recreational facilities within the Lee Valley Regional Park, including the potential for water sports on the reservoirs.
Implications: This option could include the introduction of new recreation and leisure activities within the park and on the waterways (e.g. sailing and fishing on the reservoirs). This option would encourage more people to use the park, and could help to raise the profile and the perception of the wider area. In terms of the reservoirs, access would need to be balanced against health and safety as well as security concerns.
Option 13C
Seek to complete and improve the pedestrian and cycle connections between the Lee Valley Regional Park, reservoirs and employment land.
This could occur as opportunities for redevelopment or restructuring of the employment land at Brimsdown and Meridian come forward.
Implications: This option relies on restructuring parcels of land so that access to the Lee Valley Regional Park through the industrial estates is improved and development does not turn its back on the Park and reservoirs. Restructuring/ redevelopment opportunities are only likely to be viable if high-value employment is attracted to the area. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 37
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Improving existing areas of open space in North East Enfield
4.4.7 The Open Space Assessments undertaken for the borough of Enfield recommends scope for improvement to the following open spaces within the North East Enfield study area:
Albany Park is identified within the Open Spaces Assessment as a district park. It is a mixed use recreational area, of reasonable quality. The park is identified as a potential space for large scale outdoor events and recommended improvements include additional seating as well as improvements to the quality of the sports pitches. Durants Park is identified as a district park - it has three full size football pitches, a bowling green, two junior pitches and formal gardens. Given its size Durants Park is identified in the Open Spaces Assessment as a potential space for large scale outdoor events, as well as sports and organised games. Whilst the park scores relatively well in terms of its quality, some improvements are still recommended. These include provision for older children (teenagers and older children's play) as well as new changing facilities. Brimsdown Sports Ground West and East are both identified as Outdoors Sports Facilities / Private Playing Fields within the Open Spaces Assessment. At present much of the Brimsdown Sports Ground West is under-used. It is recommended therefore to use this space either for extra pitches or to change the function of the site. With regards to Brimsdown Sports Ground East the Open Spaces Assessment recommends that access to the open space is improved.
4.4.8 The Enfield Open Spaces Assessment makes no recommendations for improvements to the Ponders End Recreation Ground, the Alma Road Allotments, or St. George's Field. The AAP will therefore seek to improve the quality of open spaces within the action plan area as outlined above. The following section looks at how these improvements might be made and what they might entail.
Figure 4.8 Durants Park 38 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Question 14
How can we improve the use and quality of existing open spaces within North East Enfield?
4.4.9 We think that there are two options. Please tell us which option you support, or if you think there are alternative options.
Option 14A
Improve areas of existing open space.
This would be in line with recommendations in the Enfield Open Space and Sports Assessment (2006), as outlined in paragraph 4.4.7.
Implications: This option would encourage more local residents, workers and visitors to use existing areas of open space, although interventions will be small and relatively limited. As such, it will not be possible under this option to create a step-change in the use of existing areas of open space.
Option 14B
Improve the quality and safety of existing open spaces through facilitating small scale residential development along the edges of selected spaces.
This could occur in addition to the improvements outlined in option 14A.
Implications: Small strips of new residential development along the edges of selected areas of open space, such as Durant’s Park and the Ponders End Recreation Ground, would cause a loss of open space in some locations, but by providing housing overlooking the open spaces, this would help to improve their safety. In addition, new development in these locations could help to cross-fund improvements to the quality of these spaces and accessibility to them. Furthermore, the loss of open space could be compensated for by the creation of new areas of open space (see below). Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 39
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Creating new areas of open space in North East Enfield
4.4.10 Our research has shown that not all parts of the action plan area have adequate access to open spaces, including the Lee Valley Park and other smaller, more local areas of open space. Current guidance recommends that all households should be within a 1.2 km catchment of a district or metropolitan park, a 800m catchment area for a public park and a 400m catchment area for children’s play provision. At the moment, however, some residents in the Enfield Lock ward are beyond the recommended catchment for district and metropolitan parks; large parts of Enfield Highway and small parts of Ponders End lie beyond the recommended catchment for pocket parks, small local parks and local parks; and parts of Ponders End are beyond the recommended 400m catchment for children's play provision(10).
4.4.11 Measures are therefore needed to address deficiencies in the provision of open space across the North East Enfield study area – deficiencies that are only likely to increase with additional development. One way in which these deficiencies could be resolved in through the creation of new areas of open space within the North East Enfield study area.
Question 15
What form should new open space take within the North East Enfield area?
Question 16
Should new areas of open space be integrated within new mixed use development, enabling residents within the action plan area easy access to open space? Such areas could be provided on the Middlesex University site and the British Gas site (see options 2A and 2B in the Living in North East Enfield section of this report), or they might take the form of green links (see option 13A). New areas of open space could be funded by pooling money from developers.
10 London Borough of Enfield, August 2006, Enfield Open Space and Sports Assessment 40 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Improving the image of North East Enfield
4.4.12 The potential interventions considered so far would help to enhance the image of North East Enfield as a place to live, work and relax. However, in addition there is a general need to ensure that the public realm within the study area is of a high quality. The public realm is defined as the space between buildings, including streets and squares and it has a major impact on how attractive, safe and welcoming a place feels.
4.4.13 At the moment, the public realm in North East Enfield is dominated by traffic, with poor quality and poorly defined routes and spaces for pedestrians and cyclists. In North East Enfield the aim should be to improve the legibility of streets, parks and other spaces that will positively contribute to the image of the area for residents, workers, visitors and investors.
Question 17
Are there any parts of North East Enfield that should be prioritised in terms of improvements to the public realm? Potential interventions include better paving, lighting, street furniture and public art. How should the public realm be improved?
Figure 4.9 Industrial areas bordering North East Enfield's waterways Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 41
5 Connecting North East Enfield
5.1 Introduction
5.1.1 Improving access and movement within North East Enfield is a key issue, particularly if Enfield is to accommodate housing and employment growth in the future. At first sight, one would think that North East Enfield had relatively good strategic transport links – it is close to the M25 and there are two rail lines running north-south through the area: the Lee Valley railway line, which provides fast services between Stansted and central London, along with local services connecting to Liverpool Street and Tottenham Hale and the Victoria Line; and the London Liverpool Street to Cheshunt line. However, this is misleading. Access to the M25 is indirect, convoluted and congested, the frequency of local services along the Lee Valley Line (stopping at Ponders End, Brimsdown and Enfield Lock stations) is limited and many stations are difficult to access on foot or by bike, including Southbury and Turkey Street.
5.1.2 Walking and cycling in the area can be difficult. Although the area has strategic walking and cycling routes running north-south through the Lee Valley Regional Park, these could be improved and access to the Park and these routes is limited. The real cause of barriers to cycling and walking, however, is the large-scale road infrastructure, the railway lines, the waterways and reservoirs, which all serve to restrict movement between the residential areas to the west of the action plan area and the employment areas and Lee Valley Regional Park in the east. Where crossings do exist, for example at Brimsdown and Enfield Lock, the level crossings across the railway cause delays to road traffic. The environment is generally hostile to pedestrians and cyclists. These barriers cause difficulties for bus penetration as well. Overall, there is a lack of bus services to and from employment and residential areas. Sustainable transport modes need to be promoted in order to help reduce the current reliance on the private car.
5.1.3 There are choices to make in relation to transport within North East Enfield. Can we improve access to the M25 and remove some of the heavy traffic from local roads? How can we reconcile the need for improved rail services with the barrier effect caused by the rail lines, which limits east-west movement for buses, pedestrians and cyclists? How can we promote more sustainable modes of transport in the longer term, encouraging people to switch from their cars to public transport, walking and cycling? 42 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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5.2 Public Transport
5.2.1 Enfield’s Core Strategy Issues and Options Report recognises that an efficient public transport network is essential to supporting the development of a mixed, balanced and sustainable community(11).
5.2.2 Bus services in North East Enfield mostly run north to south between Waltham Cross and Edmonton Green along Hertford Road (A1010). Only one service uses Mollison Avenue (A1055. As a result North East Enfield’s large employment areas are poorly served by existing bus routes – which encourages workers to use their cars. There are similar discrepancies in relation to east-west bus routes. While there are over 25 buses per hour in the peak that run along the A110 between Ponders End and Enfield Town, there are only three buses per hour during the peak that cross the Lee Valley Line continuing east to Waltham Forest (see Figure 5.1 ‘Bus frequencies’).
5.2.3 In addition, there are severe rail service limitations, despite a seemingly good rail connection. Both local and long-distance rail services running along the Lee Valley line are restricted by track capacity. There is only a single railway line in each direction; both fast non-stop services and slow local rail services share the same track. While there are many fast trains that currently pass through North East Enfield, few stop within the study area to serve the local resident and working population, and those that do are overcrowded during peak times. Although there is clearly a need for additional services, this is currently not possible, as the rail line already operates at maximum capacity during peak times.
5.2.4 Improving the rail service will be crucial for North East Enfield. To address this, there are proposals to provide two extra tracks along the length of the Lee Valley line next to the existing tracks - this is known as four tracking. The issue of extending the capacity of the Lee Valley line is outside the scope of the North East Enfield AAP. Network Rail, together with London Rail, is responsible for taking these proposals forward. It is currently planned to implement four tracking between 2016 and 2026. Analysis undertaken so far suggests there is potential to increase the number of local services that stop at Ponders End, Brimsdown and Enfield Lock. Enfield Council has supported the four-tracking proposal to improve accessibility to the North East Enfield area, subject to the issue of the future of the level crossings being resolved satisfactorily. The proposal also has the support of the Mayor of London, Network Rail and Transport for London.
11 London Borough of Enfield, April 2007, Core Strategy Issues and Options Report Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 43
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Figure 5.1 Bus frequencies 44 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Question 18
How can more people be encouraged to use bus services in North East Enfield?
Figure 5.2 Traffic on Hertford Road Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 45
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5.2.5 We think that there are three options (see Figure 5.3 ‘Options for Improving Bus Services in North East Enfield’); more than one could be pursued. Please give us your views, and if you wish to suggest further options, please do so.
Option 18A
Working with London Buses, seek the improvement of existing bus services and facilities.
Implications: This option would include seeking an increase in the frequency of existing bus services (in particular Route 491 along the A1055 and Route 313 along the A110), as well as improving bus facilities, such as the provision of real time information and improved waiting facilities. This option will encourage more people to use public transport, although there will be cumulative benefits if it is combined with the option below. This option would need to be funded by pooling money from new developments in the area, including residential and mixed-use developments. A sufficient density of homes would also be required to justify any improvements – this will ensure that there are enough people to use the services.
Option 18B
Working with London Buses, seek the provision of new bus routes within North East Enfield.
These new routes should improve accessibility to both employment areas (Brimsdown and Innova Park) and residential areas (Enfield Island Village and Enfield Highway), as well as to areas beyond North East Enfield, including Enfield Town, Edmonton Green and Waltham Forest.
Implications: By providing more bus routes, this option would provide a viable alternative for individuals currently dependent upon their car. This would have a positive environmental effect as traffic congestion would be reduced, especially at peak times, and it could also help to resolve the car parking problems currently faced in many of the employment areas. The provision of more and better services within and around North East Enfield will be particularly important in the short term ahead of four-tracking. As with the option above, new bus routes would need to be funded by pooling money from new developments in the area, including residential and mixed-use developments. A sufficient density of homes would also be required to ensure that there are enough people to use the bus services and therefore to justify the provision of new routes.
Option 18C
Investigate the potential for leisure and recreational water-bus or water-taxi services from Enfield Island Village to Central Leeside and Tottenham Hale.
Implications: This service would only be directed at the leisure market as journey times would not make it a viable option for businesses and commuters. It would, however, be a way of raising the profile of North East Enfield and the Lee Valley Park. 46 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Figure 5.3 Options for Improving Bus Services in North East Enfield Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 47
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Question 19
How can more people be encouraged to use rail services in North East Enfield?
5.2.6 We think that there are two options; more than one could be pursued. Please give us your views, and if you wish to suggest further options, please do so.
Option 19A
Seek to increase the frequency of rail services at all stations within North East Enfield.
Implications: While this option will encourage more people to use local rail services, the limited track capacity at present will mean that any improvements to the frequency of existing services will not result in a step-change in the use of the railways. In the event of four-tracking this step-change will be achieved. As with the options above, these improvements to the frequency of services would need to be funded by pooling money from new developments in the area, including residential and mixed-use developments. A sufficient density of homes would also be required to justify any improvements – this will ensure that there are enough people to use the services.
Option 19B
Improve access to all rail stations within North East Enfield.
Implications: This option will significantly improve the safety and security of the railway stations, therefore encouraging more people to use local rail services. This option, however, will have far greater benefits if combined with improvements to the frequency of services and, in particular, with four-tracking. 48 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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5.3 Walking and Cycling
5.3.1 As a result of movement within North East Enfield being dominated by the private car, the area suffers from pockets of severe traffic congestion. This is particularly evident during peak traffic times. This has a negative impact on the quality of the surrounding environment both for pedestrians and cyclists (see Figure 5.4 ‘Pedestrian routes’). Parts of the study area are particularly unwelcoming and unattractive as a pedestrian or cyclist, including some of the industrial estates just off Mollison Avenue (A1055). Walking and cycling is not only discouraged by the heavy traffic, but also by the sheer scale of the road and rail infrastructure within the study area. Improvements to the pedestrian environment and access to public transport facilities for local communities in existing residential areas should be explored.
5.3.2 Despite these barriers to walking, there are two good strategic walking routes through the North East Enfield area, namely the Lee Valley Walk, which runs north to south along the River Lee Navigation, and the Prince of Wales Walk, which runs east-west to Enfield Lock. In addition, National Cycle Route 1 runs north-south through the Lee Valley Regional Park.
5.3.3 In order to encourage more walking and cycling, we therefore need to improve links to rail stations, facilitate better crossings across the railway lines and encourage better use of the strategic walking and cycling route along the Lee Valley Regional Park. East-west 'green fingers’ linking residential areas to the River Lee waterways could be created, for example following the course of Turkey Brook connecting Enfield Lock, Albany Park and Enfield Highway, or from Ponders End connecting Alma Road allotments, Durant’s Park and Enfield Highway. Links also need to be strengthened along the waterways, where there is the opportunity to improve the quality of these areas to encourage more active use. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 49
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Figure 5.4 Pedestrian routes 50 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Question 20
How can more attractive and useable walking and cycling routes be provided in North East Enfield?
5.3.4 We think that there are three main options; more than one could be pursued. Please give us your views, and if you wish to suggest further options, please do so.
Option 20A
Improve walking and cycling routes to and from railway stations within the North East Enfield area: Ponders End, Brimsdown, Enfield Lock, Southbury and Turkey Street.
This could involve improvements to footpaths and pavements, improved lighting and security features. For cyclists, this would involve introducing or upgrading cycle routes and providing better cycle parking facilities at stations.
Implications: This would help to create an integrated transport system and a safer environment for pedestrians and cyclists, encouraging them to use rail services. The scale of the action plan area is such that improvements may need to be prioritised. An immediate opportunity could be sought at Ponders End station, where new development in Ponders End could help to cross fund improvements. In the longer-term, there might be funding available through the implementation of four-tracking.
Option 20B
Upgrade and introduce new fully accessible pedestrian and cyclist rail crossings along the Lee Valley Line.
Implications: Upgraded or new crossings at locations along the Lee Valley Line, including Albany Park, Carterhatch Road/Millmarsh Lane, Duck Lees Lane and South Street (Ponders End) would facilitate east-west movement for pedestrians and cyclists, which is paramount to encouraging more walking and cycling in the area. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 51
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Option 20C
Improve the strategic walking and cycling connections to the wider area beyond North East Enfield.
This should focus on (a) improved connections to the national cycle route and Lee Valley pathway, which could involve new crossings across the Lee Valley railway line as considered above, east-west ‘green links’, better connections through the industrial estates, where possible, and improving connections at key access points at Enfield Lock and the A110; and (b) improvements to the Lee Valley pathway and national cycle route itself, seeking to complete and improve links to the route, where possible.
Implications: This option would improve connections and therefore accessibility to employment, social facilities, public transport and open spaces beyond the North East Enfield area. Any new development in North East Enfield would also be expected to contribute to the improvement of these connections. 52 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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5.4 The Road Network and Parking
5.4.1 There are a number of issues to be considered in relation to the major road network (see Figure 5.5 ‘Street hierarchy’). Despite being so close to the M25, North East Enfield has no direct access to the motorway. Drivers are therefore forced to travel either west across the borough to junction 25 or east via Waltham Abbey to junction 26. As a result many of the more local routes within the study area suffer from severe traffic congestion, particularly at peak times. This could get worse in the future if more homes and businesses are encouraged to locate in North East Enfield. It might also discourage existing businesses from investing in the area and new businesses from locating in North East Enfield. The Council has ambitions to resolve this issue by providing a direct or indirect connection between North East Enfield and the M25. Several proposals have been considered in the past, including the Northern Gateway Access Road , which included a connection between the A1055, across Rammey Marsh, to the A121, and then Junction 26. More recently, the ambitions for a new link to the M25 have been developed and presented as part of a much wider package of measures. This is known as the Northern Gateway Access Package, and includes measures to ensure the smooth running of local public transport services, as well as the construction of new access roads and the reconfiguration of road junctions.
5.4.2 This NGAR/NGAP debate is an important and long-running issue that the Council are keen to resolve. It is also an issue that will have implications for the wider regeneration of North East Enfield. By making it easier for vehicles and freight movements to access the M25, for example, traffic will be diverted from smaller, local routes, such as Hertford Road. This will allow Hertford Road to fulfil a more local function, as a traditional high street, which is attractive, safe and enjoyable for pedestrians and cyclists to use. A more direct link to the M25 will also help to improve access to the industrial and employment areas in North East Enfield, and could help to make the area more desirable to potential investors.
5.4.3 We do recognise, however, that there are alternative solutions to this issue. Is there potential, for example, to transfer the movement of bulky goods, waste and construction materials from the roads to the waterways and rail in the long term? This solution could make good use of the waterways that run through North East Enfield, and that are greatly underused at the moment. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 53
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Figure 5.5 Street hierarchy 54 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Question 21
How can the major road network in North East Enfield, including access to the M25, be improved?
5.4.4 We think that there are two options. Please give us your views, and if you wish to suggest further options, please do so.
Option 21A
Improve road access in the area, including access to the M25, as part of the Northern Gateway Access Package.
Implications: This option could potentially have significant benefits both for North East Enfield, as well as the wider borough. Journey times will be reduced and traffic congestion will be relieved. Accessibility to North East Enfield’s many important employment areas will also be improved. This will help to encourage more business to invest in the area, as well as to help retain existing businesses. In other words, the image and identity of the area as a location for businesses and employment will be much improved. However, some of the implications of a new link to the M25 are not yet fully understood. It may be, for example, that a new road link could encourage more traffic and could redistribute congestion to other parts of the borough and the sub-region. These implications need to be considered further. It is expected that a new road link to the M25 would have to be introduced alongside a package of other measures that address travel demand and traffic management. There are also environmental issues to consider. In particular, the alignment of a new link through Rammey Marsh would be sensitive and any negative environmental effects would need to be mitigated.
Option 21B
Introduce the Northern Gateway Access Package without constructing a new direct link to the M25, and manage traffic within the existing highway network.
Implications: This option would involve the introduction of traffic management measures, rather than the construction of new routes as proposed in the option above. This could include traffic calming measures to help create pedestrian and cycle friendly streets that are safe and enjoyable to use. We would need to make sure, however, that these traffic management measures do not shift congestion to other parts of the borough. Public transport, walking and cycling measures will also be important under this option, to encourage more people to leave their cars at home and use more sustainable modes of transport. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 55
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Question 22
How can traffic congestion in North East Enfield be relieved in the event of four-tracking?
5.4.5 We think that there is one option. Please give us your views, and if you wish to suggest further options, please do so.
Option 22A
Replace level crossings with new bridges at the same locations, or provide new vehicular bridges elsewhere.
Implications: In the event of four-tracking the level crossings at Brimsdown and Enfield Lock stations would be closed for extended periods of time, further limiting east-west access across the action plan area. Introducing new vehicular bridges or underpasses, however, is complicated due to restrictions in land availability in and around the current level crossings, as well as the associated cost implications. The replacement of the level crossings with vehicular bridges is also likely to have an impact upon route choice amongst motorists as delays along Green Street and Ordnance Road will be significantly reduced. The impact that this has on the overall road network would need to be considered carefully. The bridges over the rail lines would also create new routes for bus services to use, providing enhanced east-west connections.
5.4.6 We would also like to pose a question in relation to the transfer of freight, bulky goods, waste and construction material.
Question 23
Is there potential for freight, bulky goods, waste and construction material to be transferred from the roads to more sustainable modes of transport, including rail and the waterways?
Implications: There is potential to encourage a step-change in how freight, bulky materials and waste are moved around the area, through the use of the waterways. Whilst initial set up costs will be relatively high, this option would have benefits both for businesses as well as the environment, as traffic congestion would be significantly reduced. This option would also make use of the waterways, which are currently underused, although there may be negative visual and aesthetic impacts. The current limited capacity of the Lee Valley line would be a barrier to increasing rail freight, but this could be an option for consideration in the future with improvements to capacity being progressed. 56 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
6 Areas of Opportunity
6.1 Introduction
6.1.1 This section builds on the options considered in previous sections for working, living, quality of life and transport, and focuses on areas of particular opportunity. These have been identified through the baseline study work and the previous work undertaken on the Upper Lee Valley Vision. They include the local centres of Ponders End, Enfield Highway, Enfield Wash and Enfield Lock. There are also opportunities for change within the Brimsdown Employment area and further north in the vicinity of Freezy Water and Innova Park (see Figure 6.1 ‘Opportunity areas’).
6.1.2 This report deals with Ponders End first, because it presents the greatest opportunity for change and regeneration. It presents two scenarios for the future of Ponders End, and then goes on to look at the issues in the other opportunity areas.
Question 24
Do you agree that these are the main areas of opportunity in North East Enfield? Are there any others that we should consider? Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 57
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Figure 6.1 Opportunity areas 58 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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6.2 Ponders End
6.2.1 Ponders End is an area of real opportunity for change and improvement in North East Enfield. It is the largest of the local centres in the area and is located on the main transport routes through North East Enfield: it is served by two railway stations (at Southbury and Ponders End), its ‘High Street’ is along the A1010 Hertford Road, the main north-south route through the area, and it is also served by the A110, an important east-west route linking Enfield Town with Chingford in Waltham Forest. The area is also important in that it is one of the few points along the Upper Lee Valley where it is possible to access the Lee Valley Park and waterfront.
6.2.2 However, the baseline work and the Council's concurrent review of land holdings through its Place Shaping Agenda demonstrate that Ponders End is an area of need for improvement. It is an area of relatively high deprivation. There is a need to improve the range and quality of housing, employment opportunities, community facilities and the environment. The volume of traffic on the main road network undermines the quality of the town centre. Rail services are currently infrequent, although should be improved in the future through implementation of the 4-Tracking scheme, enhancing the quality of service to Ponders End station. Routes between the stations, residential areas and local centre are unattractive and links to the Lee Valley Park are poorly defined and lack integration with the wider pedestrian and cycle network.
6.2.3 If Ponders End is to be improved through the Area Action Plan process, then the quality of the environment and mix of uses need to be considered. Introducing new homes, retail uses and community facilities within the area could enhance the viability and vitality of the area, making it an attractive place to live, work and visit. This could include improvements to the pedestrian environment along Hertford Road, making this a safer and more attractive place.
6.2.4 The Ponders End area includes a mix of different types of uses including retail, residential, employment and community facilities. However, parts of the area, such as some of the employment areas, land adjacent to Ponders End station and parts of the High Street include some vacant and under-utilised sites, with low density and poor quality buildings. In particular, the closure of the Middlesex University campus and the gasholder site along South Street represent an opportunity to transform the image of the area, provide new housing and community facilities, and create better links to the town centre and Ponders End station. What should be the balance of new housing and associated community facilities on these sites? Should new retail space be introduced? There are also a number of employment uses within the area; are they in the right place, should they be left alone, upgraded or intensified, or should they be released to allow for new mixed-use opportunities? Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 59
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6.2.5 To better understand the Ponders End area, ‘snapshots’ of individual sites of interest have been set out below.
Middlesex University, Queensway Employment Land and Tesco Superstore
6.2.6 This cluster of land lies at the heart of Ponders End town centre and represents a major opportunity for changing the image of Ponders End.
6.2.7 Middlesex University has recently relocated away from Ponders End, releasing this 3.5 hectare site for development. The original university building is listed and needs to be retained(12).
6.2.8 To the north of the Middlesex University site is the Queensway employment area. The Enfield Employment Land Study notes that the site is of mixed quality, lacks modern facilities, has limited parking and internal circulation issues. It recommends that partial change could be considered provided that it is used to assist with the retention of employment land on the remaining parts of the site, and that the overall loss of employment land across the borough does not exceed 6 ha between 2005-2016.
6.2.9 Adjacent to the Queensway employment area is the Ponders End Tesco store, associated car parking and neighbouring bus garage. The car park and bus garage represent an inefficient use of the land in what is a highly sustainable location in the town centre, accessible by both rail and bus. Walking and cycling routes are poorly defined and the network of buildings and spaces is poorly articulated.
Alma Road Employment Land
6.2.10 Located in the east of the Ponders End area, immediately south of Durants Park is Alma Road industrial estate. The Enfield Employment Land Study notes that the Alma Road employment area suffers from poor access arrangements for modern commercial vehicles and that it is surrounded by residential uses. The study recommends that the site has potential for partial redevelopment to residential uses, provided that it is used to assist with the retention of employment land on the remaining parts of the site, and that the overall loss of employment land across the borough does not exceed 6 ha between 2005-2016.
12 Pending further development of this AAP, the Council has produced a Planning Statement for the Middlesex University site. This sets out the Council's policies and requirements for the site, based on the current statutory development plan. The purpose of this Planning Statement is to inform and assist the University and potential developers of the site. 60 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Figure 6.2 Middlesex University, Ponders End
Figure 6.3 Queensway employment area Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 61
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Land at South Street
6.2.11 To the south east of the Ponders End area is a cluster of sites with potential for change. Next to Ponders End railway station, the vacant British Gas site on South Street and Council owned land adjacent to this have been identified through the Council's Place Shaping Agenda for potential development. The Council ownerships include the Youth Club and Community Centre on South Street. A vacant pub is also located adjacent to Ponders End station.
6.2.12 To the rear of the British Gas site is the Redburn Trading Estate. Although forming part of the Brimsdown SEL it is somewhat disconnected from the larger cluster of employment uses by both road and rail infrastructure. The Enfield Employment Land Study notes that the site is surrounded by existing and established housing and is in close proximity to Boundary Ditch and the Church Road Allotment Gardens. It also notes that whilst this is currently a vibrant cluster it is constrained to some degree by surrounding housing. The study recommends that partial change could be considered, provided that it is used to assist with the retention of employment land on the remaining parts of the site, and that the overall loss of employment land across the borough does not exceed 6 ha between 2005-2016.
Figure 6.4 British Gas and South Street sites 62 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Columbia Wharf and Ponders End Flour Mill
6.2.13 The area around Ponders End Flour Mill and Columbia Wharf sits within the Green Belt and is located between the Meridian Business Park and Brimsdown employment area. In addition to the Flour Mill and Columbia Wharf, this area includes the Navigation Inn to the north of the A110. It forms an important gateway into Enfield, being located on the only east-west connection through North East Enfield to Waltham Forest. It is also one of the few locations in the area where it is possible to access the Lee Valley Park and waterways. However, it is poorly connected to Ponders End station, local centre and residential areas to the west, with Meridian Way and the Lee Valley railway line forming a barrier to movement. Pedestrian routes do exist between the railway station and the Park, but these are poorly defined and unattractive to users. The Flour Mill is still operational and sits within a conservation area. Links to this and other uses here, including the Park and the waterfront, by foot, cycle and road are illegible.
Ponders End Recreation Ground
6.2.14 This is the main area of open space in Ponders End It is predominantly a mown grassed area of sports pitches with landscaped gardens along the Hertford Road frontage. In addition, it has a children’s play area with play equipment. It fronts the High Street and is accessible by surrounding housing areas, although development backs onto this and it thus suffers from a lack of surveillance. According to the Open Spaces Assessment, the Ponders End Recreation Ground scores well in terms of quality. The area is, however, identified in the Council’s Place Shaping Agenda as an area for improvements, including better landscaping and play facilities, encouraging greater use. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 63
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Alternative ways forward for Ponders End
6.2.15 The issues cannot be considered in isolation. For example, questions about employment in this area need to be set in the context of potential change in Brimsdown and the north of the study area, as well as in Central Leeside to the south. Similarly, questions about the future of local centres involve not only retail and other mixed-use space but also additional housing and improvements to the public realm, traffic and community facilities.
6.2.16 There are two scenarios for Ponders End. One is that the area could continue in its existing role as a local centre serving a local catchment area, with employment uses pepper-potted through the locality. This approach would seek to improve the quality of employment areas through managed change and environmental improvements, but maintaining the general balance and type of uses in the area.
6.2.17 The second scenario involves greater levels of change. In this, greater consideration would be given to the future mix of uses in the area, strengthening the retail offer along the High Street, potentially through higher-density redevelopment and inclusion of retail floorspace in the mixed-use redevelopment of land at the Middlesex University and around Tesco for example, introducing new quality housing and supporting community facilities. This approach would promote more efficient use of the land in sustainable locations in the centre and close to public transport.
6.2.18 More detail on the scenarios for Ponders End is set out below and illustrated in Figure 6.5 ‘Ponders End scenarios for change’. 64 Enfield 6 Areas Council Draft of North Opportunity East Enfield Area Action Plan: Issues and Options Report
Figure 6.5 Ponders End scenarios for change Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 65
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Scenario A: Retain Emphasis on Existing Range and Type of Uses
6.2.19 The objectives of this scenario would be:
To retain, protect and enhance employment land and uses; To facilitate gradual improvements over time to employment premises, internal access, servicing and parking in order to improve the quality of employment land; To redevelop vacant and underutilised land; To ensure that community facilities are provided in the town centre; To enhance the quality of open space provision; and To retain levels of town centre parking provision.
6.2.20 In this scenario, the broad mix of uses would be retained, with new development focused on improving the current mix and type of activities (see Figure 6.5 ‘Ponders End scenarios for change’). The Middlesex University campus (site 1) and the British Gas site on South Street (site 3) represent the main opportunities for change under this scenario. New residential development would be encouraged, together with appropriate community facilities (see options 4 and 5 in the Living in North East Enfield section). There is also the opportunity to retain part of the Middlesex University campus for educational and health facilities. The Alma Road employment area (site 2), as well as employment land within site 1 (Queensway) and site 3 (Redburn Trading Estate) would be retained under this scenario, with improvements made to the quality of premises, access and servicing. Site 4 would retain its current mix of uses, including the large employment generating use at the flour mill. Finally, the quality of leisure and recreation uses under this option will be improved within Ponders End Recreation Ground (site 5). 66 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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Scenario B: Transformation of Selected Areas
6.2.21 The objectives of this scenario would be:
To promote new mixed-use development within the town centre; To provide a mix of new social and community facilities within accessible town centre locations; To encourage more efficient use of land and higher density development near railway stations; To redevelop employment land for a mix of uses, including residential and higher density employment uses; To strengthen the quality of green spaces and improve the quality of recreational facilities; and To enhance access to and setting of the waterfront through leisure-led development.
6.2.22 In this scenario, greater change is envisaged. This would see the rationalisation of employment activities, releasing land for a mix of town centre, housing and community uses. However, this might require alternative land to be identified for the relocation of these uses, or existing employment land to be redeveloped at a higher density to make more efficient use of the land subject to viability. Alternative locations may exist within the southern part of the Brimsdown employment area or to the north of the study area through the release of Green Belt land. This however might not be possible, meaning that existing employment sites need to be developed more efficiently and include a mix of other compatible uses. The potential for developing at higher densities and for mixing uses may though depend upon the type of employment use being considered, logistics, for example, will require large areas of floorspace. Some uses, such as manufacturing, may also be considered ‘bad neighbours’ and be incompatible with residential uses.
6.2.23 In this scenario, higher density development would be promoted within the town centre and close to public transport, ensuring a more sustainable approach to the use of land. This would mean residential-led mixed use development on the British Gas site (site 3) and on the Middlesex University site (site 1) in line with options 4 and 5 of the Living in North East Enfield section. The remainder of site 1, including Queensway employment area and the Tesco car park would be encouraged as a mixed use area, including community, retail and employment uses, integrated into the existing town centre fabric. While there may be scope for the retention of some employment uses within site 1 under this scenario, these uses must be compatible with retail, residential and community facilities, must not undermine the potential for regeneration of the town centre, and must be well integrated with surrounding uses. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 67
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6.2.24 This scenario would also explore whether the car parking could be rationalised or provided through alternative means to allow a more efficient use of the land. The use of structured car parking, such as a multi-storey, in this location would enable the same amount of car parking spaces to be provided, but would free up land for redevelopment. Additionally, surrounding the car park with land uses such as retail and commercial space, so that parking spaces are hidden from view, would ensure the creation of active and attractive new spaces and streets. As with site 1 above, the Alma Road Employment Area (site 2) would be considered for partial redevelopment for a mix of uses under this scenario. This could include residential development, as well as supporting community uses. Site 4 would be partially redeveloped to include new leisure development at Columbia Wharf. This could incorporate improvements to the setting of the flour mill and improved pedestrian and cycle access to the open space and waterways, in order to encourage their greater use. Finally, as with scenario A, the Ponders End Recreation Ground (site 5) will be retained as a an area of open space, although the quality of the existing leisure and recreation uses will be improved.
6.2.25 This approach would take advantage of improvements proposed to the quality of service and frequency on the railway line through the four-tracking proposals, ensuring that higher density mixed use development, making efficient use of the land, is located in the most accessible and sustainable locations. The introduction of a greater mix of uses would provide greater opportunity and choice and also allow for improvements to the quality of public realm, including better links to the Lee Valley Park and waterfront, where water-based uses and improvements to the quality and attractiveness of the Park setting and routes through this might be made.
Question 25
Which scenario do you prefer? Can you give us your reasons? Are there any other scenarios that you think we should consider? 68 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
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6.3 Other Opportunity Areas
6.3.1 Although Ponders End offers the greatest potential for change in the North East Enfield AAP area other opportunities also exist elsewhere, as shown on Figure 6.1 ‘Opportunity areas’ and discussed below.
Enfield Lock and Enfield Island Village
Figure 6.6 Aerial view of Enfield Lock and Enfield Island Village
6.3.2 Enfield Island Village is a relatively recently developed residential neighbourhood on the site of the former Royal Small Arms Factory in Enfield Lock (see Figure 6.1 ‘Opportunity areas’). There are remnants of the old factory buildings on the Island itself and some historic building stock along the River Lee, attesting to the significance of the canals and locks in earlier years. Although Enfield Island Village is situated adjacent to the Lee Valley Park, the development turns its back on the Park. The point of access to the Lee Valley walkway and towpath is via South Ordnance Road, just before the bridge across to the Island Village.
6.3.3 There are, however, a number of issues in Enfield Lock to be resolved by the North East Enfield Area Action Plan. Enfield Lock ward, for example, rates relatively poorly on the 'Index of Multiple Deprivation compared to the borough average. Enfield Island Village has only a handful of shops and community facilities, mostly it is disconnected from other residential areas, as well as larger shopping areas, employment and community facilities such as schools and healthcare. There is only one route in and out of the estate, which contributes to the area’s isolation and deprivation.
6.3.4 The Vision for the Upper Lee Valley sees consolidation of the urban village with better links to Enfield Lock station, the new City Academy at Innova Park and the retail uses and community facilities along Hertford Road. This could be achieved through the introduction of new green links (see option 13A), as well as improved cycle and pedestrian routes (see options 20A to 20C). In addition, improved links to the Lee Valley Park and associated waterways could be sought, especially since this is the main point of access to the Lee Valley Park in the Upper Lee Valley. This could provide the opportunity for water related leisure activities in the area. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 69
6 Areas of Opportunity
Question 26
What do you think the main opportunities for Enfield Lock / Island Village are? What are the priorities for intervention?
Figure 6.7 Access to Enfield Island Village
Figure 6.8 Housing in Enfield Island Village 70 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
6 Areas of Opportunity
Brimsdown Employment Area
Figure 6.9 Aerial view of Brimsdown employment area
6.3.5 Brimsdown is a Strategic Employment Location of regional importance and the focus of employment activities within North East Enfield (see Figure 6.1 ‘Opportunity areas’). Over the last decade the quality of the estate has been improved through public and private investment and it is recognised as an exemplar employment area. However, to the south of the estate, further investment is required to improve the physical environment and quality of premises, strengthening this as a location for employment and modern commercial activities. Opportunities potentially exist for the consolidation of the area through continued estate investment, diversification of employment types and intensification, to use land more efficiently. In terms of sustainability and economic prosperity, the Brimsdown estate is recognised as an important employment location. If this is to remain as such the scope for estate improvement and possible change may need to be explored.
6.3.6 Although occupancy levels in Brimsdown are relatively high, there do exist some areas of underutilised land and premises. These are mainly concentrated to the south of the estate, for example around East Ducklees Lane. Such land and premises may be suitable for redevelopment: either to accommodate the relocation of employment land from elsewhere in the AAP area, such as employment uses within the Ponders End area of opportunity, or for new employment uses. In terms of economic prosperity, it may be that areas of potential for redevelopment could be identified for intensification and high-value uses. However, such uses may require high accessibility and or environmental quality. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 71
6 Areas of Opportunity
6.3.7 The Brimsdown estate is located adjacent to the Lee Valley Regional Park and associated waterways. However, much of the development in the estate 'turns its back' on the Park environment. The chapter on 'Working in North East Enfield' - section 2 presents options on how the quality of the industrial estates and employment land could be improved, which are reflected in the options below. Improvements might involve the establishment of a stronger relationship with the Lee Valley Park. This could draw the attractiveness of the Park environment into the employment area, thus contributing to the attractiveness of the area as a place for businesses.
6.3.8 The southern part of the Brimsdown employment area presents the main opportunity for improvement and potential change. The options for this part of Brimsdown are set out below. We think there are two options for the area, which relate very closely to options 1 and 2 in the Working in North East Enfield section. Please tell us if you agree with either of these, or if you think there are alternative options. 72 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
6 Areas of Opportunity
Question 27
What should be the approach to employment land in Brimsdown Employment Area?
Option 27A
Reinforce the existing employment function of the Brimsdown estate and encourage the continued improvement of the physical environment and the premises.
Such improvements could include the rationalisation of the estate's layout in order to make the most efficient use of land, including any currently under-used areas. Other initiatives under this option could include business support, improved estate management, and improved environmental management. This would build upon recent public and private investment in the area, which has resulted in significant improvements already. There would also be the opportunity under this option to improve links to the Lee Valley Regional Park, as well as surrounding residential communities, through the creation of new or improved pedestrian and cycle links, and green links. There may also be potential to intensify development within Brimsdown in order to accommodate uses that may be relocated from other parts of the action plan area (see scenario B in the Ponders End section).
Implications: This option would maintain and potentially increase existing levels of employment in the Brimsdown estate, helping to sustain the Upper Lee Valley’s role as an regional employment location. However, it is unlikely to generate the investment levels required for significant environmental improvement, better walking and cycling connections and much closer integration with the Lee Valley Regional Park, unless there is public sector intervention.
Option 27B
Upgrade the Brimsdown estate employment land and develop niche sectors.
The option would encourage growth sectors and industries to locate within the Brimsdown estate. This could involve the identification of land for higher value activities, including high value manufacturing. There is potential for new industries within the southern part of the Brimsdown estate.
Implications: This option may initially be more expensive, as significant investment will be needed in the early phases to improve the overall quality of the environment in order to attract higher value activities. As a result, this option might not be feasible in the absence of mixed-use development in parts of the area. Criteria used to evaluate potential sites within the Brimsdown estate for new industries could include accessibility, quality of surrounding environment, access to amenities and a lack of physical or institutional (e.g. ownership) constraints. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 73
6 Areas of Opportunity
Figure 6.10 Modern units within Brimsdown Estate
Figure 6.11 Relationship between employment uses and Lee Valley Park 74 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
6 Areas of Opportunity
Freezy Water / Innova Park
6.3.9 Opportunities to consolidate and extend employment uses also exist in the north of the action plan area at Freezy Water and Innova Park (see Figure 6.12 ‘Aerial view of Innova Park and Freezy Water’). Freezy Water is located at the junction of Hertford Road and Mollison Avenue and is identified within the London Plan as Strategic Employment Land. Currently, Freezy Water is characterised by large industrial warehouses and sheds. Innova Park, located to the north of Enfield Lock and to the south of the M25, is also characterised by employment uses. The area is essentially a commercial / business park with hotel, office and warehousing uses. Recently, however, planning permission has been granted for additional uses, including new residential development and the Oasis Academy, which opened in September 2007. There are also plans for additional employment uses at Freezy Water.
6.3.10 The potential could exist to reinforce this cluster of employment uses at Freezy Water / Innova Park through the development of additional land for employment use to the north of Innova Park and adjacent to the M25 (see Figure 6.12 ‘Aerial view of Innova Park and Freezy Water’). If access to the M25 could be improved, this would be a particularly attractive location for employment uses, in particular it could allow employment uses elsewhere in the study area to be relocated, releasing land for redevelopment in locations that are considered unsuitable for continued employment use. The focus here could be on Logistics and Distribution uses, as envisaged in the Upper Lee Valley Vision document. This may allow for the relocation of similar uses elsewhere in the area, which are currently constrained through access issues and allow for their redevelopment for alternative uses, including residential development and supporting community uses. However, this would mean developing on previously un-developed land in the Green Belt and would thus require the Green Belt boundary to be modified. In this particular location, the Green Belt is bounded on three sides by a combination of employment uses, the Lee Valley railway line and the M25. To the east is Rammey Marsh and the Lee Valley Regional Park. In view of its shape and position, largely isolated from other open areas, and its location surrounded by development, it is worth critically reviewing whether this land has continued value as Green Belt. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 75
6 Areas of Opportunity
Figure 6.12 Aerial view of Innova Park and Freezy Water
Question 28
Should land to the north of Innova Park be released from the Green Belt and identified as a location for new employment uses?
Implication: This could provide a suitable location for both new employment and the relocation of existing employment uses in the AAP area with good access to the strategic road network. This would be ideally located to take advantage of access improvements through the NGAP scheme should that be implemented (see Connecting North East Enfield). It would however require a critical review of the Green Belt boundary. 76 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
6 Areas of Opportunity
Enfield Wash
6.3.11 Enfield Wash is located at the junction of Hertford Road with Turkey Street and Ordnance Street, and Turkey Brook runs through the local centre (see Figure 6.1 ‘Opportunity areas’). West of Hertford Road Turkey Brook is street-lined on either side with buildings giving the brook an urban frontage and making the watercourse a public feature. The building stock around the Enfield Wash neighbourhood centre is mixed. It ranges from the old St George Church to utilitarian supermarket buildings. Service yards and car parks facing Hertford Road give the area a suburban appearance.
6.3.12 Opportunities exist to make improvements to the quality of the local centre and the retail offer through enhancements to the public realm along Hertford Road, particularly between Turkey Brook and Hoe Lane / Eastfield Road. Routes along Turkey Brook could also be enhanced, allowing all to enjoy the quality of the waterside environment and providing links to the wider London Loop walking network. The Enfield Town Centres Study (2006) notes that Enfield Wash is a long linear centre with few crossing points along Hertford Road. As such there is no natural retail circuit. The study also noted that there are few opportunities for new development in the local centre. Section 4.2 of this report presents the options for improving the local centres, image and identity in North East Enfield. Section 5 of this report (Connecting North East Enfield) presents the options for traffic management measures and the creation of a more attractive walking and cycling environment. Such schemes could improve the quality of the retail environment at Enfield Wash.
Question 29
What do you think the main opportunities for Enfield Wash are? What are the priorities for intervention?
Figure 6.13 Enfield Wash Local Centre Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 77
6 Areas of Opportunity
Enfield Highway
6.3.13 Enfield Highway stretches from St James Church through Green Street (towards Brimsdown Station) to the Hertford Road junction with Carterhatch Lane (towards Forty Hill and Brimsdown Station) (see Figure 6.1 ‘Opportunity areas’). It is a functional neighbourhood centre, that supports surrounding residential communities, as well as established facilities such as Enfield College.
6.3.14 The Enfield Town Centres Study (2006) notes that the busy nature of Hertford Road impedes pedestrian movements. It also notes that the quality of the environment is quite poor; that the local centre lacks street furniture and landscaping. As with Enfield Wash, improvements along the Hertford Road are central to enhancing the quality of the local centre. Importantly, the junction of Hertford Road and Carterhatch Lane could be an area of focus for traffic management, overcoming issues of congestion and the associated impact on the quality of the environment and the public realm. Additionally, the introduction of environmental improvements along Green Street would help to enhance connections to Brimsdown railway station and the associated employment area.
6.3.15 At the southern end of the Enfield Highway centre are a collection of civic and community uses, including Durants Park, St James Church with its old cemetery gardens and Enfield College. These are disconnected from the main centre, but are important to the local character and identity of the area, forming an important part of the overall urban fabric and providing important facilities for the community. Opportunities may exist to improve the setting of these uses and access to them, making them a focal point of the local centre and community life.
Question 30
What do you think the main opportunities for Enfield Wash are? What are the priorities for intervention?
Figure 6.14 Enfield Highway Local Centre 78 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
7 What's Next?
7.1 Consultation Process
7.1.1 We are now consulting the local groups, organisations and key stakeholders on this Issues and Options document. The response on this consultation will be used to develop the Preferred Options for the new Area Action Plan, which will be subject to a more formal six week period of public consultation in Autumn 2008. Following this the Council will have the opportunity to refine its preferred approach prior to submitting the Area Action Plan to the Secretary of State for independent examination, in June/July 2009.
7.1.2 The examination is likely to be held Spring 2010. If you have made comments on the submitted Area Action Plan there will be an opportunity for you to be heard by the Planning Inspector. The Inspector will produce a report of his/her findings on the "soundness" of the Area Action Plan which will be binding on the Council. It is anticipated that the Area Action Plan will be formally adopted by the Council in Summer 2010. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 79
Appendix A The Area Action Plan Process
The Issues and Options report has been prepared in accordance with the new planning regulations, specifically those set out in:
Planning Policy Statement 12 (PPS12): Local Development Frameworks; Creating Local Development Frameworks: A Companion Guide to PPS12; The Planning and Compulsory Purchase Act 2004 (the Act); and Statutory Instrument 2004 No. 2204: The Town and Country Planning (Local Development) (England) Regulations 2004.
Area Action Plans are used to provide the planning framework for areas where significant change or conservation is needed. PPS12 states that Area Action Plans should:
Deliver planned growth areas; Stimulate regeneration; Protect areas particularly sensitive to change; Resolve conflicting objectives in areas subject to development pressures; or Focus the delivery of area based regeneration initiatives.
The process of preparing an Area Action Plan can be divided into a number of stages. The first stage involves gathering an evidence base to identify the issues that need to be addressed by the AAP. The associated baseline report for this AAP can be viewed on the Council's web site alongside this Issues and Options report. The second stage is the process of production. This involves the preparation of the Issues and Options report, consultation on this, the subsequent preparation of a preferred options report and associated consultation. Following the review of all comments and representations made in light of the preferred options document the AAP document will be produced for the purposes of submission to the Secretary of State. Consultants Urban Initiatives in association with Urban Delivery and JMP have been commissioned by the Council to take the AAP through to this stage, after which the Council will take the document through the independent examination process. Subject to any changes required by the Secretary of State as a result of the examination, the final stage is to adopt the AAP and incorporate it into the Local Development Framework.
In terms of timescales, consultation on this Issues and Options report will run through January and February 2008. The preferred options document will then be subject to consultation in Autumn 2008, with submission of the AAP to the Secretary of State following in Summer 2009. Independent examination of the AAP is expected to take place in Spring 2010 and it is anticipated that the final document will be adopted in Summer 2010. 80 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix B Policy Context
The Council is consulting on an overarching 'Triple Arc Vision' for the delivery of economic, social and environment well being in Enfield. This is presented in the Sustainable Community Strategy for Enfield (2007 - 2017) and comprises three characteristic aspects of Enfield: (i) Green Enfield; (ii) New Enfield; and (iii) Heart of Enfield. This concept is proposed to underpin the Council's Local Development Framework and is being consulted on through the Core Strategy Issues and Options report.
North East Enfield lies predominantly in the area characterised as 'New Enfield', although also includes some areas which are characterised as 'Green Enfield', such as the Lee Valley Regional Park and associated waterways. The three character areas are described in the Core Strategy Issues and Options report as:
Green Enfield
Green Enfield is defined as the green arc that wraps around the northern and eastern edge of the borough, providing an extensive countryside fringe to Enfield. The aim is to make more of the natural resources located in the north of the borough and along the Lee Valley corridor.
New Enfield
New Enfield is defined as an arc with Edmonton and Central Leeside as its epicentre, extending northwards along the Lee Valley through Ponders End and Brimsdown to Innova Park (i.e.: North East Enfield) and west along the North Circular (A406) to Bowes Park and Arnos Grove. This arc contains the most deprived parts of the borough, but is also the area with the greatest development potential as it contains a significant number of opportunity sites such as vacant or under-used industrial sites. Major roads and railway lines provide barriers to movement that cut the arc off from both Green Enfield and the Heart of Enfield. This arc also contains the largest concentrations of manufacturing and logistics firms along the Lee Valley corridor. The aim here is to create distinctive, balanced communities, building upon its assets: local heritage and proximity to parkland and waterfront areas.
Heart of Enfield
The Heart of Enfield is defined as the centre and west of the borough, which is largely comprised of attractive suburbs punctuated by a series of town and village centres located close to tube and railway stations. The aim is to retain and enhance the pleasant suburban townscape.
These are not distinct geographical areas and the North East Enfield AAP includes aspects of each. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 81
Appendix B Policy Context
The Core Strategy Issues and Options report suggests a series of Strategic Objectives to guide future change, development and regeneration across the Borough, including the North East Enfield area. The Objectives are:
Strategic Objectives
1. To become an exemplary, sustainable Borough by addressing the causes and impact of climate change and developing the green economy 2. To increase biodiversity and protect and enhance areas rich in biodiversity including the William Girling and King George V reservoir Sites of Special Scientific Interest to the east of the Borough and ancient woodlands in Chase and Cockfosters 3. To protect and enhance Enfield's invaluable green resources, retaining the open character of the Borough and safeguarding the Green Belt and other public open space for the enjoyment of Enfield's residents now and in the future 4. To create enhanced learning, leisure and recreational opportunities and improve access to green areas 5. To provide high quality, sustainably constructed new homes to meet the aspirations of local people 6. To build distinctive, balanced communities 7. To provide new affordable homes and homes for families, whilst creating a sustainable social mix 8. To promote the provision of new community facilities, including schools, health and social services, to meet the needs of the existing and growing population in places that are accessible 9. To reduce the social deprivation, child poverty and inequalities in health and educational attainment between Enfield's residents particularly in Edmonton Green, Enfield Highway, Ponders End, Turkey Street and Upper Edmonton where these issues are more prevalent 10. To maximise the economic potential of the Borough, including the employment locations in the Upper Lee Valley and Enfield's town centres and to capitalise on the benefits arising from the 2012 Olympics 11. To reduce levels of unemployment, particularly amongst young people and disadvantaged sections of the community and support the development of skills to enable all residents to access the employment market 12. To improve movement, accessibility and orbital links within the Borough and north London sub-region and reduce the adverse environmental impact of travel 13. To improve the environment, infrastructure and economic and social well-being in North East Enfield and Central Leeside 14. To connect with the waterfront and draw the high quality natural environment of the Lee Valley into the heart of nearby communities 15. To improve the quality of life of residents living in proximity to the North Circular Road 16. To preserve the local distinctiveness of the Borough, improve the quality and attractiveness of the public realm, develop civic pride, create better places, secure environments and inclusive communities through good urban design 17. To safeguard established communities and the quality of the local environment 18. To protect the Borough's archaeological sites, scheduled ancient monuments, buildings of national and local architectural or historic special interest ("listed buildings"), conservation areas, and historic parks and gardens 19. 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 82 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix C Sustainability Appraisal
The North East Enfield AAP will be guided by the overarching principles of sustainability. Indeed, all local development documents should be prepared with the aim of contributing to the achievement of sustainable development which is widely defined as ‘development which meets present needs without compromising the ability of future generations to achieve their needs and aspirations'(13).
To ensure that the Area Action Plan meets these objectives, a Sustainability Appraisal is being undertaken alongside the production of the Area Action Plan. The Sustainability Appraisal process enables the likely economic, environmental and social effects arising from the Area Action Plan to be considered, ensuring that decisions are made that accord with the principles of sustainable development. All policies contained within the Area Action Plan will need to reflect sustainable development objectives.
A Sustainability Appraisal Scoping Report has been produced for the North East Enfield AAP and has been consulted upon in accordance with Government guidance. The Scoping Report has sought to identify the economic, environmental and social issues relevant to the AAP, indicating those issues which will be used as a basis for assessing the options in the AAP. It can be viewed on the Council's website: www.enfield.gov.uk/AAPs. The objectives outlined within the Scoping Report for the purposes of assessing the options are:
Environment
To reduce air pollution and ensure air quality continues to improve; To meet the challenges of climate change; To conserve and enhance the Borough's biodiversity; To protect, enhance and make accessible for enjoyment, the Borough's green and open paces and historic environment; To achieve the sustainable management of waste; To achieve sustainable water resources management; and To increase energy efficiency.
Social
To ensure that everyone has the opportunity to live a decent, sustainably constructed and affordable home; To improve the health and well-being of the Borough and reduce inequalities in health; To reduce poverty and social exclusion; To raise educational achievement levels across the Borough and help people to acquire the skills needed to find and remain in work; To reduce crime and the fear of crime; and To improve accessibility for all to services and facilities.
Economic
To reduce road congestion and improve access to major networks; To ensure high and stable levels of employment; and To sustain economic growth and competitiveness.
In addition, the Core Strategy Issues and Options Report is testing options for the borough in regard to sustainable design and construction, biodiversity, energy efficiency and waste. The policies that will be adopted in the Core Strategy will also apply to the North East Enfield AAP.
13 The Bruntland Commission, 1987 Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 83
Appendix D What you told us
The purpose of this report is to seek responses from the community, stakeholders and local organisations in terms of the issues and options presented, to identify preferred options that should be taken forward by the Council and any other issues or options that should be considered.
Up to this stage in the AAP process the work has been informed by informal consultation with the local community and various stakeholders. The findings of this are summarised below.
Community Consultation
Two manned exhibitions were held during April 2007 to seek responses from local residents. These were held at the Albany Leisure Centre in Enfield Wash and at the Tesco Superstore in Ponders End. The exhibitions were used to ask:
1. What do you think is good about the area? 2. What do you think the main problems are? 3. What would you like to see in North East Enfield?
Figure D.1 Consultation Event: Tesco, Ponders End 84 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix D What you told us
We received 90 separate consultation responses from these events. These are summarised below in Table D.1 ‘Consultation Reposnses’:
Table D.1 Consultation Reposnses What do you think is good about the area? Community facilities are close to residential areas The M25, A10 and A406 provide good road access Relatively good access to Central London and the countryside Reliable public transport Low crime rates North East Enfield is a vibrant and multi-cultural area Good retail provision, including the parade of shops in Enfield Highway The parks and waterways (Turkey Brook, Lee Valley Regional Park, Rammey Marsh) are attractive The area is relatively quiet and not overcrowded Primary schools are good, although there is a high demand for places The area has a safe family atmosphere
What do you think the main problems in the area are? Anti-social behaviour, including crime, vandalism and drugs Too many fast food outlets Traffic congestion (including Bullsmore Lane, Green Street, Hertford Road and Enfield Lock) Air pollution Poor pedestrian access to the parks and waterways Lack of facilities for the young, teenagers and the elderly Public transport is expensive, the buses are unreliable and trains are infrequent. Local and small independent shops are being forced to close Poor policing and a fear of crime, particularly in the parks and alleyways Concern about the closure of community facilities, particularly in the Ponders End area Concern about the concentration of social housing in the area, lack of affordable housing and too much private rented accommodation Sports and leisure facilities within the area are too expensive and often poorly maintained The community within the area is not well integrated Lack of jobs for local people Performance of local schools is poor Lack of pedestrian crossings along Hertford Road Chase Farm hospital is too far away Insufficient parking in the area Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 85
Appendix D What you told us
What would you like to see in North East Enfield? A wider variety of local employment opportunities, including job related training Better schools and educational attainment Safer green spaces, including better links to the Lee Valley Regional Park and waterways Making places safer through design Improved street lighting A wider variety of shops, including small independent stores, coffee shops and more shops to serve ethnic communities A greater sense of community Greater use of sustainable modes of transport, including improved cycle routes and improved bus services More youth facilities, community facilities, sports and leisure facilities More health facilities, playgroups, nurseries and a family support centre More family housing, and improved housing quality Need to ensure that there are adequate facilities to support future housing growth Improved traffic flow, including a new link road to Waltham Abbey More local events
This provides a useful overview of community concerns and opinions on the need for future change in the area. The responses raise a number of contradictory points, particularly in terms of public transport services, safety and provision of local facilities. However, the key findings from the consultation events were that the local community would like to see:
The area being cleaner, greener and safer; Better schools and facilities; Improvements to the quality of the local centres; A greater sense of community and identity; Improved transport connections; Improved housing; and Better jobs. 86 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix D What you told us
Stakeholder Consultation
In addition to the manned exhibitions a series of meetings and discussions have been held with a number of stakeholders, including the Environment Agency, Thames Water, British Waterways, and the Primary Care Trust. These discussions have been supplemented by responses to an initial letter and questionnaire seeking views and opinions on the main issues for the AAP area. This letter was responded to by groups and individuals, including the Lee Valley Regional Park, the London Wildlife Trust, North London Business, Enfield Business and Retail Association, Arriva London and Enfield Lock Action Group.
The issues raised as a result of this initial consultation are summarised below:
Flooding:
Discussions with the Environment Agency raised concerns regarding flooding. It is considered that the floodplain is a primary constraint to development in the North East Enfield area and development in such locations should only be allowed if the environmental effects are compensated for and there is no additional flood risk on-site or downstream. A Strategic Flood Risk Assessment is currently being undertaken by the Council and will need to inform the LDF.
Waterways:
The Environment Agency voiced support for the opening-up and re-naturalisation of watercourses within the area. Thames Water view the waterways as an opportunity for the transportation of freight, waste, construction materials and other non-time sensitive goods and products. With regards to the potential use of the reservoirs for recreational purposes, Thames Water suggested that such potential could be hampered by health and safety concerns. British Waterways consider that the redevelopment of riverside sites provides the opportunity to restore the river corridors. All of those consulted agree that new development along the waterfront should contribute to public realm improvements and increase accessibility to the waterside
Water Infrastructure:
Discussions with Thames Water raised concerns in relation to Deephams Sewage Treatment Works and, more specifically, the impact of large scale development within the area on local sewerage capacity. Deephams Sewage Treatment Works is being upgraded in line with requirements for growth identified in the London Plan. Development in the area should thus be phased in accordance with improvements to capacity at the treatment works. Water efficiency in new development should be encouraged, through the installation of grey water systems and rainwater harvesting measures.
Employment Land:
British Waterways consider that housing growth targets could be met through the achievement of higher densities and through consideration of the boundaries of strategic employment land. Monitoring of industrial land capacity if required to allow surplus land to be redeveloped and released for alternative uses. The intensification of employment land is therefore encouraged. Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 87
Appendix D What you told us
Transport:
Much of the consultation undertaken at this stage touched upon the issue of improved access to the M25. Opinion, however, was divided - while North London Business and Arriva London suggested that improved access to the M25 is essential, the Environment Agency and the London Wildlife Trust expressed concerns that such access would involve development within a sensitive area both in terms of flood risk and wildlife importance. Arriva London also stated that improvements to the rail service and frequency of trains will have implications for local movement, creating more of a barrier to east-west movement
Lee Valley Park:
The Lee Valley Regional Park Authority claimed that there is a need to protect, enhance and open up pedestrian and cycle access to the Park, as well as establish a relationship between the Park and the uses along side. Ecological assets within the Park should be protected, according to the London Wildlife Trust. Finally in relation to the Lee Valley Regional Park, North London Business consider that the the green belt boundary should be critically reviewed.
Social Infrastructure:
The Education, Children's Services and Leisure Development Department for Enfield Council consider that there is a need for a new primary school in the action plan area. This may be best located in Ponders End, however, the availability of new land for new facilities is limited. Discussions with the Enfield Primary Care Trust reveal that new local health care clinics might be opened to increase local access to health facilities. However, efforts to increase the general well-being of the community should also focus on providing safe, attractive and convenient routes for pedestrians and cyclists, increasing the accessibility of parks and open spaces and ensuring that housing is of a high standard
General Development Issues:
All those consulted at this early stage of the AAP support sustainable approaches and patterns of development, with particular regard to reducing the need to travel, encouraging local job opportunities, promoting water and energy efficiency, and creating successful communities. 88 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix D What you told us
Business Survey
Supplementing the consultation undertaken to inform this report the Enfield Employment Land study(14) also includes a survey of businesses across the Borough. Although this survey was undertaken on a Borough-wide basis, there are a number of points within this which are worthy of consideration in the AAP area:
In terms of location, good road access is a critical determinant. The provision of on site parking, security and heavy good access were also considered important characteristics. Most respondents to the survey were generally happy with their location, premises and surroundings. However, those who were dissatisfied provided the following reasons: poor public transport, road congestion, poor access, limited parking, crime, appearance and lack of facilities. These reasons, along with the need for larger premises and lease issues were given as the main reasons for those companies seeking to relocate in the next three years. However, of those companies seeking to relocate, more than 80% wished to stay in the general area.
Figure D.2 Innova Park
14 Halcrow for Enfield Council, 2006 Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 89
Appendix D What you told us
Ponders End Place Shaping Event
Alongside the AAP the Council is investigating the potential for improvements in Ponders End through its Place Shaping Agenda. A workshop organised and facilitated by Enfield Council was held in April 2007 and attended by Council Officers, Members and Stakeholders. The event sought to establish the key issues for the area and the possible direction for future change. The views of individuals as to the threats and opportunities for Ponders End were expressed and are summarised below(15) (see Table D.2 ‘Ponders End Threats and Opportunities’).
Figure D.3 Ponders End Place Shaping Workshop
Table D.2 Ponders End Threats and Opportunities Threats to the Area Opportunities for the Area Macro-Economic Factors: Leverage Funding Opportunities: Will the 2012 Olympics benefit Ponders End? Adopt an integrated approach to funding and Consequences of a future economic downturn investment Impact of LSCP growth corridor Exploit funding opportunities
Environmental Constraints: Foster Community Cohesion:
Water shortage possibly caused by climate Encourage younger people to get involved change Tacking social deprivation through education, Flooding and water run-off worsened by health and employment excessive development Managing energy requirements Up-skill the Local Workforce and Create Local Jobs: Social Polarisation:
15 It should be noted that these are the views of individuals and the table does not represent an evidence-based SWOT analysis 90 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix D What you told us
Threats to the Area Opportunities for the Area Possible increase in deprivation Identify gaps in the local employment market Need to encourage transient community to and create jobs to tackle deprivation stay Launch training programmes and support services for low skilled workers Increased Housing and Development: Encourage private firms with capital into the area London-wide buy-to-let market Housing density issues Maximise Olympic Opportunities: Need to ensure tenure balance is right New housing without associated services Encourage investment in the Upper Lee Valley Service Provision: Opportunities to transport people by boat to the Olympics Concern that development will impact on Consider hosting spin-off cultural events in existing community facilities Ponders End Impact of increasing development on Ensure the Olympic legacy brings a range of provision of health and education services leisure facilities into the area
Transport Links: Improve transport and access:
Quality of transport within the area and across Improve rail links to other parts of the LSCP the borough corridor Rail link severance and level crossings reduce Promote and facilitate the use of the movement across the rail corridor waterways for freight and passenger transport Lack of direct access to M25 Investigate opportunities for improving access Employers and residents may move out due to the M25 to poor access and congestion Upgrade Ponders End station as a gateway into the area Crime and Antisocial Behaviour Improve access to the Lee Valley Regional Skills and Training: Park
Skill shortages and lack of qualifications Influence Development of the Built Environment: Loss of university facility and students from Use opportunity sites to influence tenure and the area create stable communities Encourage the creation of affordable housing for young people with supporting infrastructure Use urban design principles to ensure development of social and economic infrastructure
Protect Ponders End's Heritage and Environment:
Celebrate and protect the area's heritage, history and local landmarks Exploit opportunities to enhance the use of waterways, footpaths and cycle network Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 91
Appendix D What you told us
At the end of the Ponders End Place Shaping workshop participants were asked to say what they thought Ponders End would be line in five, ten and twenty years time. In responding to this, participants placed an emphasis on affordable, family and aspirational housing with improved community facilities, a thriving and vibrant local economy with a skilled and enterprising workforce, improved links to the Lee Valley Park and a good quality of life.
Consultation with Elected Members
The views of locally elected members were also sought. The key points raised by members which are of relevance to the North East Enfield AAP area are:
The area should be a place for people, including families, to stay. There should be a mix of housing to provide sustainable communities. There is a need for three- bed plus family housing to overcome issues of over-crowding Leisure opportunities in the area should be maximised and an evening economy encouraged Better east-west connections are needed along the road and rail corridor, overcoming the barrier to movement created by this infrastructure and improving accessibility for all. However, any improvements to the rail service may have a negative impact in creating more of a barrier, and thus more crossing points will be needed. There is a need to improve local road infrastructure and congestion and to identify what can be done to enhance the existing transport and movement network. The potential for improved links to the M25 should be explored The historical legacy of the area means that industrial development sits next to the Park. The potential for improving the quality of development adjacent to the park and waterfront should be explored The quality of the parks and open spaces in the area should be improved. 92 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix E Glossary
Term Definition AAP - Area Action Plan A development plan document that provides a planning framework for an area of significant change or conservation. Accessibility the ability of people to move round an area and to reach places and facilities, including elderly and disabled people, those with young children and those encumbered with luggage or shopping Active frontage making frontages ‘active’ adds interest, life and vitality to the public realm. Activity node concentration of activity at a particular point BREEAM Building Research Establishment Assessment Method. Measures the environmental performance of commercial buildings by assessing waster, waste, energy and travel useage Built form see 'form' Comparison goods These are expensive items that are not bought on a frequent basis. These are the type of retail items that people buy from the store offering them best value for money rather than the store which is closest to them. For example, televisions and white goods such as dishwashers or freezers Context the setting of a site or area, including factors such as traffic, activities and land used as well as landscape and built form Convenience Retail These are essential everyday items, bought on a frequent basis, such as food Core Strategy A development plan document. Sets out the key elements of the planning framework for an area, comprising a spatial vision and strategic objectives, a spatial strategy, core policies and a monitoring and implementation framework with clear objectives for achieving delivery. All other development plan documents should be in conformity with core strategy Creative and Cultural The Department for Culture Media and Sport (DCMS) classifies the Industries following industries as part of the CCI sector, “advertising, architecture, the art and antiques market, crafts, design, designer fashion, film and video production, interactive leisure software, music, the performing arts, publishing, software and computer services, and television and radio production” DCLG Department for Communities and Local Government: Created on 5 May 2006 with a powerful remit to promote community cohesion and equality, as well as responsibility for housing, urban regeneration, planning and local government Density The floor space of a building or buildings or some other unit measure in relation to a given area of land. Built density can be expressed in terms of plot ratio (for commercial development); number of units or habitable rooms per hectare (for residential development); site Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 93
Appendix E Glossary
Term Definition coverage plus the number of floors or a maximum building height; or a combination of these Design Code A document setting out with some precision the design and planning principles that will apply to development in a particular place. It provides a template within which to design an individual scheme or building Desire line An imaginary line linking facilities or places which people would find it convenient to travel between easily. DETR Department for Environment, Transport and the Regions: Government department responsible, amongst other things, for matters of planning law and policy. Since devolved DPD Development Plan Document: A spatial planning document prepared by a plan-making authority and subject to independent examination Du/Ha Dwelling Units per Hectare: A measure of residential development. Ecohomes An assessment method established by BRE which measures the environmental performance of homes by assessing waster, waste, energy and travel useage. Economically inactive People aged over 16 who are not in employment or claiming unemployment benefit e.g. housewives/ husbands, full-time students, retired people Enclosure The use of buildings to create a sense of defined space Fine grain see 'grain' Floorplate The surface area of a building. Form the layout (structure and grain), density, scale (height and massing), appearance (materials and details) and landscape of development. Gateway A structure, building or group of buildings that defines an entrance/ exit to an area Grain the pattern of the arrangement and size of buildings and their plots in a settlement; and the degree to which an area’s pattern of street-blocks and street junctions is respectively small and frequent, or large and infrequent. Height the height of a building can be expressed in terms of a maximum number of floors; a maximum height of parapet or ridge; a maximum overall height; any of these maximum heights in combination with a maximum number of floors; a ratio of building height to street or space width; height relative to particular landmarks or background buildings; or strategic views. Human scale the use within the development of elements, which relate well in size to an individual human being and their assembly in a way, which makes people feel comfortable rather than overwhelmed. 94 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix E Glossary
Term Definition Landmark a building or structure that stands out from its background by virtue of height, size or some other aspect of design. Landscape the character and appearance of land, including its shape, form, ecology, natural features, colours and elements and the way these components combine. Landscape character can be expressed through landscape appraisal, and maps or plans. Landscape design involves the collective organisation of human activities, natural processes and physical components in the process of shaping external space. It encompasses both the built environment, and is allied with urban design in sharing the purpose of creating varied, distinctive and engaging places. Layout the way buildings, routes and open spaces are placed in relation to each other LDF Local Development Framework: A portfolio of documents that together provide a framework for delivering the spatial planning strategy for an area. The framework includes the Core Strategy, Area Action Plans and Supplementary Planning Documents. Collectively, these are known as Development Plan Documents. Legibility the degree to which a place can be easily understood and traversed. Lifetime homes standards a set of 16 design features that ensure a new house or flat will meet the needs of most people in terms of accessibility Massing the combined effect of the height, bulk and silhouette of a building or group of buildings. Mixed-uses a mix of uses within a building, on a site or within a particular area. Movement people and vehicles going to and passing through buildings, places and spaces. Natural surveillance the discouragement to wrongdoing by the presence of passers-by or the ability of people to be seen out of surrounding windows. Neighbourhood centre Defined by the London Plan as centres which provide services for local communities… with a key role to play in addressing the problems of areas lacking accessible retail and other services. Node a place where activity and routes are concentrated often used as a synonym for junction. ODPM Office of the Deputy Prime Minister: Government department responsible for housing, local government, regeneration, planning and urban and regional issues. Since devolved and replaced by the DCLG Perimeter block this is the term given to street blocks where the buildings follow a continuous building line around the block and contain private space within backyards or courtyards. This is opposed to individual buildings that sit in the middle of plots. Buildings face the street and can Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 95
Appendix E Glossary
Term Definition accommodate a diversity of uses. The private areas enclosed to the rear may contain car parking, servicing and open space Permeability the degree to which an area has a variety of pleasant, convenient and safe routes through it. Planning regulations Relating to the Planning and Compulsory Purchase Act 2004, the Town and Country Planning (Local Development) (England) Regulations 2004 and the Town and Country Planning (Transitional Arrangements) Regulations 2004. Introduced the need for production of Local Development Frameworks to streamline the planning process and promote a proactive, positive approach to managing development. Also introduced requirements for greater community and stakeholder involvement in the preparation of development plan documents and the need to produce Sustainability Appraisals. PPG / PPS Planning Policy Guidance Note: Government guidance on general and specific aspects of planning policy that local authorities must take into account in formulating development plan policies and in making planning decisions. PPGs are being replaced by Planning Policy Statements (PPS). PTAL Public Transport Accessibility Level: provides a measure of public transport accessibility at any given location based on distance to, frequency and number of public transport services Public art permanent or temporary works of art visible to the general public, whether part of a building or freestanding; can include sculpture, lighting effects street furniture, paving railings and signs. Public realm the parts of a village, town or city (whether publicly or privately owned) that are available, without charge, for everyone to use or see, including streets, squares and parks Registered social landlord social landlords that are registered with the Housing Corporation - most are housing associations, but there are also trusts, co-operatives and companies. Retail Circuit A well connected area and trail of retail activity within an area SA Sustainability Appraisal: Local development plan documents need to be prepared with a view to contributing to the achievement of sustainable development. An SA is a systematic and iterative process. The purpose of the SA is to appraise the social, environmental and economic effects of the strategies and policies in a local development plan document from the outset of the preparation process. Scale The impression of a building when seen in relation to its surroundings, or the size of parts of a building or its details, particularly as experienced in relation to the size of a person. Sometimes it is the total dimensions which give it its sense of scale and at other times it is the size of elements and the way they are combined. 96 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix E Glossary
Term Definition Shoulder Height The general height of buildings in an area, above which landmark buildings stand out. Small and Medium Enterprises small enterprises are defined as businesses with less than 50 (SME) employees and medium enterprises are businesses with up to 250 employees. SPD Supplementary Planning Document: A piece of planning guidance supplementing the policies and proposals contained in development plan documents. Structured parking Car parking provided within a structure such as a multi-storey or underground. Sustainable Communities Plan The Sustainable Communities Plan was launched in 2003 and is a key policy of the DCLG in guiding its regeneration and departmental objectives. The Government’s definition of a sustainable community is: Sustainable communities are places where people want to live and work, now and in the future. They meet the diverse needs of existing and future residents, are sensitive to their environment, and contribute to a high quality of life. They are safe and inclusive, well planned, built and run, and offer equality of opportunity and good services for all. Sustainable development as defined by the Bruntland Commission (1987, and quoted in PPS1) as ‘Development which meets present needs without compromising the ability of future generations to achieve their needs and aspirations.’ Urban design the art of making places. Urban design involves the design of buildings, spaces and landscapes, in villages, towns and cities, and the establishment of frameworks and processes which facilitate successful development.’ Walkable neighbourhood / a neighbourhood that designed for ease of walking. The quality of the environment routes should be designed to give walking priority and discourage car us. People should be able to walk to local facilities e.g. newsagent, bus stop, health centre, primary school etc Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 97
Appendix F Information Sources
Atkins for Enfield Council, August 2006, Enfield Open Space and Sports Assessment
Barker, K. December 2006, Barker Review of Land Use Planning: final report – Recommendations
Barton, Grant & Guise, 2004, Shaping Neighbourhoods
Broxbourne Borough, March 2005, Local Development Framework: Local Development Scheme
Commercial and Industrial Floorspace and Rateable Value Statistics, 2006
DCLG, 2000, Urban White Paper, Our Towns and Cities: The Future
DCLG, 2004, Index of Multiple Deprivation
DCLG, August 2004, A Study of the Relationship between Transport and Development in the London Stansted Cambridge Peterborough Growth Area
DCLG, August 2006, Previously Developed Land that may be Available for Development
DCLG, December 2006, Planning Policy Statement 25: Development and Flood Risk
DCLG, February 2005, Planning Policy Statement 1: Delivering Sustainable Development
DCLG, July 2002, PPG17: Planning for Open Space, Sport and Recreation
DCLG, March 2001, Planning Policy Guidance 13: Transport
DCLG, March 2001, Planning Policy Guidance 2: Green Belts
DCLG, March 2005, Planning Policy Statement 6: Planning for Town Centres
DCLG, May 2006, Land Use Change in England: Residential Development to 2005 (LUCS21)
DCLG, November 1992, Planning Policy Guidance 4: Industrial, Commercial Development and Small Firms
DCLG, November 2006, Planning Policy Statement 3: Housing
DCLG, September 2004, Planning Policy Statement 12: Local Development Frameworks
Enfield Council and Ponders End Community Trust, October 2006, Ponders End Area Review: Update Bulletin
Enfield Council, 2006, Local Enterprise Growth Initiative Application
Enfield Council, April 2005, Enfield Local Development Framework, Local Development Scheme 2005-2008
Enfield Council, April 2007, Enfield’s Local Development Framework, Core Strategy Issues and Options Report
Enfield Council, Draft Consultation Implementation Plan 2006/07 – 2010/11
Enfield Council, July 2005, Enfield’s Borough Spending Plan 2006/7 – 2009/10 98 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix F Information Sources
Enfield Council, July 2007, Planning Statement, Middlesex University Site, Queensway, Ponders End, Draft for Consultation
Enfield Council, June 2006, Local Development Framework: Statement of Community Involvement
Enfield Council, March 1994, Enfield Unitary Development Plan
Enfield Council, Putting Enfield First: Improvement Plan 2006-2009
Enfield Council, September 2005, Housing Strategy 2005-2010
Enfield Strategic Partnership, 2006, Local Area Agreement 2006/2009: One Large Intervention Commission
Enfield Strategic Partnership, 2007, Enfield Leisure and Cultural Strategy
Enfield Strategic Partnership, 2007, Enfield’s Future: A Sustainable Community Strategy for Enfield 2007-2017
Enfield Strategic Partnership, Enfield Observatory, EGov Statistics Portal
Enfield Strategic Partnership, February 2006, Every Child Really does Matter: Enfield’s Local Area Agreement
Enfield Strategic Partnership, September 2005, Local Area Profile: Enfield Lock
Enfield Strategic Partnership, September 2005, Local Area Profile: Ponders End
Enfield Strategic Partnership, September 2005, Local Area Profile: North East Enfield
English Partnerships, July 2001, Employment Densities: A Full Guide
Fordham Research for Enfield Council, September 2005, Housing Study
Four Greens, November 2005, The Arts and Creative Industries in North London: Strategy and Action Plan 2006-2012
GFA Consulting, ULV 02 Strategy
GLA and TfL, October 2006, London Busses Quality of Service Indicators, Enfield, Second Quarter 2006/07
GLA Economics, 2005, Borough Employment Projections to 2026, Current Issues Note 9
GLA Economics, December 2005, Working Future: Employment Projections for London by Sector
GLA, 2005, Round Interim Ward Population Projections
GLA, April 2006, Delivering Increased Housing Output
GLA, August 2002, SDS Technical Report No:21, Demand & Supply of Business Space in London
GLA, August 2004, Industrial and Warehousing Land Demand in London
GLA, December 2005, Reviewing the London Plan: Statement of Intent from the Mayor Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 99
Appendix F Information Sources
GLA, February 2004, The London Plan
GLA, February 2006, London Plan Annual Monitoring Report 2
GLA, July 2005, 2004 London Housing Capacity Study
GLA, July 2006, Draft Upper Lea Valley Opportunity Area Planning Framework
GLA, June 2005, Housing in London: The London Housing Strategy Evidence Base 2005
GLA, March 2006, Borough Employment Projections
GLA, May 2006, The London Plan: Land for Transport Functions, Draft Supplementary Planning Guidance
GLA, May 2006, The London Plan: Sub-Regional Development Framework, North London
GLA, November 2005, The London Plan: Housing, Supplementary Planning Guidance
GLA, October 2004, London Stansted Cambridge Corridor: Initial Assessment of Growth Potential in London
GLA, October 2005, Draft Alterations to the London Plan
GLA, September 2003, The London Plan: Industrial Capacity, Draft Supplementary Planning Guidance
Go-East, RSS14: East of England Plan
Gordon, I. LSE, 2006, Uneven Growth Across London
Gordon, I., LSE, 2006, Briefing Notes on Projected Employment Changes for Outer London Boroughs (including Northern Strategic Partnership Areas) 2003-2016
Halcrow for Enfield Council, 2006, Enfield Employment Land Study
Halcrow for LDA and NLSA, May 2006, North London Employment Land Study
HM Land Registry, March 2007
HMT, 2006, London Labour Market
LDA & GOL, May 2005, Town Centre Enhancement in North London
LDA, 2006, North London Development and Investment Framework (DIF): Preliminary Version 1
Lewis, J. 1999, London’s Lea Valley: Britain’s Best Key Secret, Phillimore, Chichester
LSC, 2004, FREISA
LSC, 2004, North London Plan
LSE, for HEIF Development Workshop, 2006, How far Must (or Should) Economic Growth in London be concentrated in its Central Areas
LVRPA, August 2002, Sport & Leisure for the next Ten years
LVRPA, Lee Valley Regional Park Plan 2000 100 Enfield Council Draft North East Enfield Area Action Plan: Issues and Options Report
Appendix F Information Sources
Mayhew Associates for Enfield Council, 2006, Estimating and Mapping the Population of Enfield using Local Administrative data sources
MCA, 2006, Development in the London Stansted Cambridge Peterborough Growth Area: Skills Uplift Programme
Nathaniel Lichfield for Enfield Council, September 2006, A Study of Town Centres
Native Land for the NLSA, 2005, Private Sector Housing and Regeneration Study
NLSA, 2006, Developing the Economy of North London: A North London Economic Development Implementation Plan
NLSA, 2012: A Legacy for North London
NLSA, August 2004, North London Product Review
NLSA, July 2003, Working Together for London: The North London Strategy
NLSA, Private Sector Housing and Regeneration Study
NOMIS, 2006, Labour Market Statistics
North London Transport Forum, May 2006, Upper Lee Valley Transport Study: Scheme Selection Report
Office of National Statistics / Census 2001, Demographic and Housing Information
Paul Drury Partnership for Enfield Council, 2006, Enfield Lock Conservation Area Character Appraisal
Paul Drury Partnership for Enfield Council, 2006, Ponders End Flour Mills Conservation Area Character Appraisal
Paul Drury Partnership for Enfield Council, 2006, Turkey Street Conservation Area Character Appraisal
Rosewell, B. for GLA, 2006, The Logic of Concentration
Scott Wilson for Enfield Council, September 2006, North East Enfield Area Action Plan: Draft Sustainability Appraisal Scoping Report
SQW, 2006, Non-Employment Presentation
SQW, May 2006, Non-employment in the Upper Lee Valley
The London Playing Fields Foundation, May 2005, North London Sub-Regional Playing Field Strategy Draft North East Enfield Area Action Plan: Issues and Options Report Enfield Council 101
Appendix F Information Sources
Urban Futures, September 2002, A Proposed Strategy for Community Economic Development in the Upper Lee Valley
Urban Initiatives for the NLSA, October 2006, Upper Lee Valley: A New Vision
Urban Task Force, Towards an Urban Renaissance
Urbed for GLA, LDA, ALG, TfL, November 2005, Tomorrow’s Suburbs: Tools for Making London’s Suburbs More Sustainable
Urbed, Turning the Tide: The Renaissance of the Urban Waterfront
This document is about planning for the future of North East Enfield (Ponders End, Enfield Highway and Enfield Lock wards). If you would like a copy in another language or format, please fill in your name and address below, place a tick against the language(s) you require and return the whole form to the Civic Centre.
GREEK () SOMALI () GUJERATI () Αυτή η έκθεση είναι για τον Carwadan ama soo bandhigani προγραµµατισµό για το µέλλον wuxuu ku saabsanyahay του Βορειοανατολικού Enfield qorshaynta mustaqbalka ee (τους δηµοτικούς θαλάµους του Waqooyi Bari Enfield (Ponders Ponders End, Enfield Highway End, Enfield Highway and Enfield και Enfield Lock). Εάν θέλετε Lock wards). Hadii aad jeclaan αντίγραφο σε άλλη γλώσσα ή lahayd nuqul ama koobi oo aad σχήµα, παρακαλώ συµπληρώστε ku hesho luuqad kale ama hab το όνοµα και τη διεύθυνσή σας kale, fadlan ku soo qor παρακάτω, βάλτε ένα τικ δίπλα magacaaga kuna soo dir στη γλώσσα (ή τις γλώσσες) που ciwaanka hoose, sax meesha θέλετε και στείλτε ολόκληρο το luuqada(ha) ee aad rabto kuna έντυπο στο Δηµαρχείο. soo celi foomka oo dhan xarunta Civic Centre.
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Bu sergi, Ponders End, Enfield Cette exposition est au sujet de Kjo ekspozitë është për Highway ve Enfield Lock yöresini la planification de l’avenir du planifikimin e së ardhmes së kapsayan Kuzeydoğu Enfield nord-est de l’arrondissement Enfield-it Veri Lindor (zonavë të bölgesinin geleceğiyle ilgili d’Enfield (Ponders End, Enfield Ponders End, Enfield Highway inşaat, imar, yapı ruhsatı ve Highway et Enfield Lock wards). dhe Enfield Lock). Në qoftë se do planlama konusundadır. Sergiyle Si vous voulez recevoir une të dëshironit një kopje në një ilgili bilgileri kendi ana dilinizde copie dans une langue ou format gjuhë apo format tjetër, lutemi ya da başka bir formatta edinmek différent, veuillez noter ci- plotësoni emrin dhe adresën tuaj istiyorsanız, istediğiniz dilin dessous votre nom et adresse, më poshtë, vendosni një tick karşısına bir işaret koyduktan cocher la/les case(s) contre (shënjë në formën e shkronjës V) sonra, adınızı, soyadınızı ve la/les langue(s) que vous désirez në krah të gjuhë-s (ve) që ju adresinizi aşağıya yazıp formun et renvoyez la forme entière au nevojitet dhe ktheheni krjet tümünü lütfen Civic Centre’e geri centre municipal. formularin në Civic Centre. gönderin. BENGALI () LARGE PRINT () AUDIO CD ()
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January 2008