North Circular Area Action Plan

NORTH CIRCULAR AREA ACTION PLAN

Part of Enfield’s Local Plan

Adopted October 2014

ZZZHQìHOGJRYXN1&$$3

&217(176

FOREWORD 5 ,1)5$6758&785(35,25,7,(6$1' '(/,9(5<0(&+$1,606 99

,1752'8&7,21$1'&217(;7 9 5.1 Introduction 99 5.2 Phasing plan 99 1.1 Introduction 9 5.3 Key infrastructure requirements 99 1.2 Context 13 5.4 Further information 105

7+(1257+&,5&8/$5t 9,6,21$1'63$7,$/675$7(*< 19 2.1 Vision 19 2.2 Objectives 19

285$3352$&+t%8,/',1*)25 6867$,1$%/(1(,*+%285+22'6 25 3.1 Introduction 25 3.2 What makes for sustainable neighbourhoods? 25 3.3 Community infrastructure 32 3.4 A design-led approach 37 3.5 Connecting the north circular 38 3.6 Greening the north circular 39

(19,5210(17$/&217(;7$1'7+( 7+5((1(,*+%285+22'3/$&(6 47 4.1 Introduction 47 4.2 Urban analysis 47 4.3 The three neighbourhood places 51 4.4 Neighbourhood place 1 - Arnos Grove and New Southgate 55 4.5 Neighbourhood place 2 – Bowes Road 69 4.6 Neighbourhood place 3 – Green Lanes 81

4 FOREWORD

Plans and policies do not create communities – homes has been lifted. The indecision that The process has been about finding creative people do that. But plans and policies have an faced the area for over 40 years is no more. The solutions and defining the right balance of important role in shaping places, and the shape adoption of this Plan now marks an important development that will ensure we can meet of places can foster a sense of community among platform to advance and guide on-going and our regeneration, growth and sustainability people. future investment. We will continue to work objectives. We have an opportunity and with the South West Area Partnership to develop responsibility to plan in such a way that As Cabinet and Associate Cabinet Members we the area and its facilities that will advance and the existing communities close to the new are pleased to publish the adopted North Circular support new and existing neighbourhoods. development benefit from the changes that take Area Plan. Moreover, with this adoption comes place. This will be through refurbished housing even greater certainty in facilitating the delivery At the heart of the North Circular Action Plan areas connected be street designed for all users; of vibrant and sustainable communities along is a regeneration-led vision to build stronger providing access to new community facilities one of Enfield’s major strategic corridors and communities though well-designed, accessible and other services; and through creating vibrant notoriously blighted section of North London’s and thriving neighbourhoods. Central to this is commercial centres. orbital road, the A406. the need for new homes. The way this can be achieved raises challenging issues of density and After extensive consultation with a wide range building heights as well as new infrastructure. of individuals, interest groups and organisations, This is a problem the Plan has sought to resolve the Action Plan has tackled some complex with local communities, stakeholders and and often tough issues. The uncertainty over investors understanding the choices, limitations historical road-widening schemes and derelict and compromises.

&DELQHW0HPEHUIRU &DELQHW0HPEHUIRU $VVRFLDWH&DELQHW0HPEHU (FRQRPLF'HYHORSPHQW +RXVLQJ (VWDWH5HQHZDO (QìHOG:HVW &RXQFLOORU$ODQ6LWNLQ &RXQFLOORU$KPHW2\NHQHU &RXQFLOORU%DPERV&KDUDODPERXV

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 5

6(&7,21 &25(675$7(*<

6,7(66&+('8/( 32/,&,(60$3

1(:6287+*$7( '(9(/230(170$1$*(0(17 0$67(53/$1 1257+&,5&8/$5$5($$&7,21 3/$1 6287+*$7(72:1 (1),(/''(6,*1*8,'( +$// 7+,6'2&80(17

1257+/21'21:$67(3/$1 1257+($67(1),(/'$5($ 321'(56(1' $&7,213/$1 3/$11,1*%5,()6

6(&7,21 0(5,',$1:$7(5 0$67(53/$1 &20081,7<,1)5$6758&785( /(9< &(175$//((6,'($5($$&7,21 ('021721(&23$5. 3/$1 3/$11,1*%5,()

('021721*5((1 3,&.(776/2&. 0$67(53/$1 3/$11,1*%5,()

(1),(/'72:1$5($ $&7,213/$1

&5(:6+,//$5($$&7,21 Development Plan 3/$1 Documents Supplementary Planning Documents +(57)25'52$'$5($ $&7,213/$1 Other Local Plan Documents $&255,'25 3/$11,1*%5,()

(QìHOG/RFDO3ODQUHODWLRQVKLSRINH\FRPSRQHQWGRFXPHQWV

8 ,1752'8&7,21$1'&217(;7

,1752'8&7,21

:KDWLVWKLVGRFXPHQWIRU" 2014 concluding that the NCAAP meets the • Stimulate regeneration or enhancement; criteria of soundness set out in the Government’s • Guide both public and private investment that This Area Action Plan sets out a planning National Planning Policy Framework and is an will see significant change for communities framework for the future of the North Circular appropriate basis for planning along this section within a specific area; corridor between the A109 at Bounds Green and of the North Circular Corridor. • Protect areas sensitive to change; the A10 Great Cambridge Road. The preparation • Resolve conflicting objectives in an area facing of a North Circular Area Action Plan (NCAAP) +RZWRXVHWKLV3ODQ development pressures; and has been a longstanding Council commitment as • Provide robust policies to help ensure that future The adopted NCAAP forms an integral part confirmed in the Enfield Core Strategy (2010). Its development and investment meets the needs of of Enfield’s Local Plan, sitting alongside the adoption marks a significant step change for the existing and new communities. area, supporting and guiding regeneration that adopted Core Strategy (2010), the adopted New will lift decades of uncertainty. Southgate Masterplan (2010), the emerging :RUNLQJZLWKWKHFRPPXQLW\SDUWQHUVDQG Development Management Document (DMD) RXUQHLJKERXUV The key task of this area based Plan is to (2014), and other area based plans being respond to and co-ordinate an on-going cycle prepared for Enfield’s strategic growth and The adopted NCAAP has been informed by of change where, for the first time in years new regeneration areas. This Plan provides the more several stages of both formal and informal development is being delivered on the ground detailed and area-specific planning policy and consultation in accordance with the Enfield’s and future investment is secured. Development development framework for this part of the adopted Statement of Community Involvement in the North Circular corridor will be guided borough. New development proposals coming (2006) and the Town & Country Planning by the adopted vision, strategy and policies of forward within the area will be expected to Regulations (2012). this Plan. This document formally sets out the accord with the policies and proposals contained Council’s proposed approach to the regeneration within this document unless other material The Council has worked closely with its of the area, including proposals for new housing, planning considerations indicate otherwise. The neighbours to ensure that the strategic and businesses and supporting infrastructure such as NCAAP should also be read in conjunction with cross-boundary implications of the NCAAP schools, transportation and community facilities. the Core Strategy, New Southgate Masterplan, have been carefully investigated and that After decades of seeing limited investment, the and DMD and is not intended to duplicate this process has fed into the preparation of corridor is now alive with proposals that will policies within these interrelated documents. the Plan. The 2011 Localism Act sets out a provide for strong and enduring sustainable ‘duty to co-operate’, which requires such a communities in South West Enfield. The Council, together with partners and process. Those partner organisations that are stakeholders will be instrumental in delivering instrumental to the delivery of the NCAAP have This Plan has evolved following earlier the wider vision for South West Enfield through also been involved throughout its preparation. consultation and engagement with the the North Circular Area Action Plan. All of this The Council’s partners include Transport for communities and stakeholders in the area is to ensure that Enfield continues to be a place London, neighbouring boroughs, in particular that culminated in its submission for public where people want to live, work and visit. Haringey and Barnet, Enfield’s South West Area examination in August 2013. The Planning Area Action Plans are statutory planning Partnership and key private sector investors, Inspector formally delivered his report in April documents that are specifically designed to: notably Notting Hill Housing Trust and Mulalley / One Housing Group.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 9 OAKLEIGH ROAD SOUTH

WATERFALL ROAD

BOWES ROAD

S LANE GREEN NORTH CIRCULAR CIRCULAR ROAD (A406) STATION ROAD (A406) NORTH ROAD (A406)

ROAD CIRCULAR

NORTH

BOUNDS GREEN LANES

ROAD GREE

)LJ3ODQVKRZLQJWKHDGRSWHG$$3ERXQGDU\ &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

$$3ERXQGDU\

10 1 INTRODUCTION AND CONTEXT

The South West Area Partnership has been especially instrumental, bringing together and co-ordinating local people and partner organisations to help make positive changes in the area.

:KDWDUHDGRHVWKH$$3FRYHU" The NCAAP covers the area between New Southgate on the west and the start of the Great Cambridge Road approach to the east incorporating established residential areas of New Southgate, Arnos Grove, Bounds Green, Bowes and the southern end of Palmers Green. The area is traversed along its length by the A406 North Circular Road. A length of Pymmes Brook, a minor tributary of the Lea River, forms part of the area’s northern boundary, Bounds Green Brook runs north-south adjacent to the A406 for part of its length. The New River also passes north-south across the area. Opportunities will be taken to enhance these important watercourses.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 11 )LJ7KH(QìHOG6SDWLDO6WUDWHJ\ (QìHOG&RUH6WUDWHJ\

12 1 INTRODUCTION AND CONTEXT

&217(;7

7+(1$7,21$/5(*,21$/$1' improves the economic, social and environmental Core Policy 1; Strategic Growth Areas, identifies /2&$/32/,&<&217(;7 conditions in the area. the areas around the North Circular Road and New Southgate as an area of focused growth and 1DWLRQDO3ODQQLQJ3ROLF\)UDPHZRUN 133) /RQGRQ3ODQ housing led regeneration. Core Policy 2; Housing The Government published its National Planning supply and location on new homes outlines the The London Plan (2011) and formal alterations Policy Framework (NPPF) in March 2012. The projected supply of housing within the AAP (2013) form part of the development plan for NPPF replaced the previous Planning Policy area, with approximately 500 dwellings being Enfield, providing both strategic guidance and Guidance Notes and Statements under which identified for each of the Plan’s 5 year phases of development management policies to deliver previous draft versions of the NCAAP were development. strategic objectives. The NCAAP is in general prepared. conformity with the policies contained within Core Policy 17: Town Centres establishes the the London Plan. The NPPF provides the framework within which hierarchy of Town, District, Local Shopping local people and their Local Planning Authorities Centres and Parades. The Policy seeks to 7KH(QìHOG3ODQ can produce local and neighbourhood plans strengthen the role of Enfield's centres according which reflect the needs and priorities of their The Core Strategy has 10 strategic objectives, to this hierarchy using the sequential test to communities. all of which are relevant to this AAP. However, direct development to appropriate sites. Strategic Objectives 1 relating to enabling and The North Circular Area Action Plan is focussing change, 3 relating to community The NCAAP area is supported by three Local consistent with the NPPF. Alongside Enfield’s cohesion and 4 relating to the provision of Centres at Green Lanes, Bowes Road, and adopted Core Strategy (2010), it contributes sustainably constructed new homes are of Arnos Grove. Core Policy 17 defines their role towards the implementation of the adopted particular relevance to this NCAAP area. as providing core local shopping facilities and spatial strategy for the Borough. New Southgate services (such as convenience stores, post is a significant regeneration area within NCAAP The Spatial Strategy which underpins the Core offices, pharmacies and newsagents) for their and alongside this document is also guided Strategy identifies the North Circular AAP respective communities, catering to a catchment by the detailed objectives set out in the New area as one which will be a focus of change. area of walking distance. In addition, the Southgate Masterplan, adopted in late 2010. The spatial strategy states the “The area has NCAAP area is supported by the District Centres the capacity to accommodate up to 2,000 new of Palmers Green and Southgate where the main When considering development proposals homes, largely on land no longer needed for the bulk food and town centre related services and within the NCAAP area the Council will take a road improvements and through the renewal facilities are located. positive approach that reflects the presumption of the Ladderswood Estate and the New in favour of sustainable development contained Southgate area”. Core Policy 44; North Circular Area deals in the National Planning Policy Framework. specifically with the North Circular Area and The Council will always work proactively with There are a number of key policies contained confirms that the indicative housing delivery applicants jointly to find solutions which mean with the Core Strategy which are central to the target of up to 2,000 within the NCAAP over that proposals can be approved wherever policy framework for this AAP, as follows: the plan period to 2026 may change as the possible and to secure development that NCAAP and the New Southgate SPD evolve.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 13 )LJ,QGH[RIPXOWLSOHGHSULYDWLRQ

14 1 INTRODUCTION AND CONTEXT

The policy confirms that the focus of new mixed and Waltham Forest) are working together as category is above the borough average of 61%, use development will be in the New Southgate planning authorities to identify sufficient space while the proportion of youth unemployment (18- area. The policy also provides the framework for for facilities to accommodate managing North 24 year olds) at 23.6% of JSA claimants is lower the provision of community infrastructure with London’s waste. The North London Waste than the borough and national averages (29%). the proposed housing numbers giving rise to an Plan will set out the planning framework for • Long term unemployment (over 12 months) as additional two forms of primary school provision. waste management in these boroughs for the a proportion of total JSA claimants, is slightly This is endorsed in Core Policy 8; Education next 15 years. It will identify sites for waste lower in the NCAAP wards than the borough and where this additional capacity is considered management use and set policies for determining national averages. However, the 22.4% of Bowes most likely to be required within the period waste planning applications. Ward's workforce that is long-term unemployed 2015-2020. represents a significant figure. The Friern Barnet former Sewage Treatment • There are few employment opportunities within Core Policy 45; New Southgate deals specifically Works (Pinkham Way), which has been vacant the NCAAP area, with only two local designated with the Regeneration Priority Area of New since the sewage treatment plant was closed employment sites, New Southgate in the west Southgate which now benefits from a recently in 1963, has previously been identified as a and Regents Avenue in the east of the corridor. adopted SPD masterplan. potential site for the handling of general waste. Retail activity is limited to three local centres. The site falls outside of the AAP area and within Most local jobs are either towards the eastern (QìHOG V'HYHORSPHQW0DQDJHPHQW the administrative boundary of Haringey. edge of Enfield or outside of the Borough. 'RFXPHQW 62&,2(&2120,&&217(;7 As measured by the Index of Multiple In January 2014 the Council formally submitted Deprivation (IMD), Bowes ward is the 11th the Development Management Document The NCAAP area sits within three wards. Bowes most deprived out of 21 wards in the borough. (DMD) and Policies Map to the Secretary of Ward covers the largest proportion of the NCAAP Breaking the IMD down into specific domains, State for independent examination. The DMD area. Southgate Green and Palmer Green wards it is possible to identify the factors at work provides detailed criteria and standard based both have only their southernmost portions in the within the AAP area. In particular it shows that policies for assessing planning applications. NCAAP area; the character of the more northerly the whole area is affected by environmental This borough wide document will apply to all sections of these wards tends to differ from that issues, vacant properties, and the dominance planning applications, including proposals within of the parts directly around the North Circular of the road network, as well as poor access to the NCAAP boundary. Once adopted, it will Road. housing and services and crime. In terms of also be part of Enfield's Local Plan and where the other domains of child poverty, income, and appropriate, this document provides sign-posting • Bowes Ward has a population of 12,450, with a employment deprivation there are particular to relevant DMD policies. The DMD document relatively high population density, which is 21% concentrations of deprivation around the western can be viewed online at: http://www.enfield.gov. above the borough average. 2011 data shows a and eastern edges of the AAP area. uk/dmd slightly lower proportion of children aged 0-14 and older people aged 65+ than the borough It can also be seen that there is a sharp 7KH1RUWK/RQGRQ:DVWH3ODQ average, but a higher proportion of people age transition in terms of the socio-economic 25-64. Seven North London Boroughs (Barnet, landscape between the NCAAP area and the • The proportion of Job Seekers Allowance (JSA) Camden, Enfield, Hackney, Haringey, Islington areas of Southgate Green to the immediate north. claimants in Bowes Ward in the 25-49 year old

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 15

6(&7,21 9LHZVRXWKDORQJ2OOHUWRQ5RDG

18 7+(1257+&,5&8/$5t 9,6,21$1'63$7,$/675$7(*<

9,6,21

By 2026 the North Circular area will be being of their residents and provide existing and transport, particularly walking and cycling by transformed from one disconnected by an new communities with high quality new and improving local routes and connections. unforgiving road corridor and dominated by improved housing, supported by local services derelict housing to one characterised by strong and jobs, improved transport and access to high (QYLURQPHQW and thriving local communities, high quality quality open spaces. 6 Provide an attractive and safe environment, new and refurbished housing areas connected well integrated with its historic environment, by streets better designed to meet the needs of 2%-(&7,9(6 encompassing the highest quality sustainable all users and modes of transport. These local 1HLJKERXUKRRGV urban design, architecture and open spaces. communities will be serviced by a network of vibrant local commercial centres and community 1 Provide a single spatial planning framework to ,QIUDVWUXFWXUH facilities. guide and deliver growth and support healthy communities in the North Circular area focusing 7 Ensure the coordination of other infrastructure The Ladderswood Estate and wider New on the area’s three neighbourhood places - Arnos requirements: social, economic, educational, Southgate area will be comprehensively Grove/New Southgate, Bowes Road and Green physical and environmental. This will include redeveloped to create a new community of high Lanes supporting the Council’s Core Strategy infrastructure to help reduce health inequalities quality homes with a wide and balanced range and regeneration agenda for the area. and ensure the requisite school places are made of types and tenures served by a new local available to existing and new residents. It may commercial centre and improved community +RXVLQJDQGMREV also include a district heating network. The facilities. AAP will define three neighbourhood places and 2 Promote social inclusion, tackle deprivation and each place will have a future role in delivering provide new employment opportunities. New and improved pedestrian and cycle routes community infrastructure. that are safe and attractive will provide important 3 Optimise the provision of decent homes for sale links to the commercial and community clusters 3KDVLQJDQGGHOLYHU\ or rent at a price local people can afford and and create an accessible network of green spaces. meets local need. 8 Provide a strategic phasing programme for the These spaces will help provide better linkages delivery of key development sites and supporting between communities currently divided by the 4 Identify and promote specific opportunities infrastructure. North Circular Road. for new development that will contribute significantly to the strategic housing targets 9 Provide a clear and robust framework in which The North Circular corridor will be an exemplar of outlined in the Council’s Core Strategy. the Council, as local planning authority, and how sustainable communities can live alongside the Mayor of London and GLA, as the strategic one of London’s principal distributor roads with 0RYHPHQW planning authority, can make decisions on the benefit of carefully designed new development related planning applications and infrastructure and environmental measures. 5 Improve the quality and attractiveness of investment. the movement network / infrastructure and These neighbourhoods will be desirable places encourage the use of sustainable modes of to live, will support the general health and well

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 19 AAP boundary Neighbourhood places Commercial focal point of neighbourhood place Point of transition along North Circular Road North Circular Road frontage improvements New Southgate Masterplan area Open space Green and blue links Other local/town centres

)LJ1&$$3VSDWLDOVWUDWHJ\SODQ &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

20 2 VISION AND SPATIAL STRATEGY

1&32/,&<1257+&,5&8/$5$5($ Key elements of the spatial framework are: $&7,213/$1$5($ 1 Recognition of and strengthening the area’s 7KH1RUWK&LUFXODU$UHDZLOOFRPSULVH three neighbourhood places of Arnos Grove/New DWWUDFWLYHVXVWDLQDEOHQHLJKERXUKRRGV Southgate, Bowes Road and Green Lanes, each ZKHUHSHRSOHZLOOFKRRVHWROLYHLQ of which are centred on clusters of commercial FRPPXQLWLHVWKDWHQMR\DKLJKTXDOLW\ activity which provide sustainable locations for HQYLURQPHQWQHZDQGUHIXUELVKHGKRPHV higher density new developments; DQGH[FHOOHQWWUDQVSRUWOLQNV([LVWLQJDQG QHZUHVLGHQWVZLOOVXSSRUWWKHQHWZRUNRI 2 Protection of the varying character of the urban FHQWUHVZKLFKSURYLGHIRUWKHGD\WRGD\ and suburban residential areas surrounding UHWDLODQGFRPPXQLW\QHHGVRIWKHDUHD these neighbourhood places; 1HZGHYHORSPHQWVKRXOGFRQWULEXWH WRZDUGVDFKLHYLQJWKHYLVLRQDQGREMHFWLYHV 3 The importance of the open space and blue IRUWKHDUHD7KH&RXQFLOZLOOVHHNWR ribbon network across the area and the need HQVXUHQHZGHYHORSPHQWZLWKLQWKHDUHD to deliver improved access to and quality of FRQWULEXWHVSRVLWLYHO\WRWKHGHOLYHU\RI existing spaces and create new spaces where WKHVSDWLDOIUDPHZRUNDQGGHYHORSPHQW the opportunity arises; SULQFLSOHVVHWRXWLQWKLV$$3 4 The need to improve the character and appearance of the North Circular Road corridor through a combination of environmental improvements and high quality new developments along the corridor itself;

5 The important role that key nodes/points of transition along the corridor will play in delivering these improvements; and

6 The benefits associated with the delivery of the New Southgate Masterplan in implementing Core Policy 45.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 21

6(&7,21 $PRV3DUN

24 285$3352$&+t%8,/',1*)25 6867$,1$%/(1(,*+%285+22'6

,1752'8&7,21

This area-wide section outlines the policy environments, rejuvenated and new residential London and the network of larger town centres in approaches to key issues relevant to the areas and an accessible network of green spaces. North London. Walking and cycling routes and future of the NCAAP area. The aims of these All of this will be supported by an improved links take advantage of the local watercourses policies, and of the NCAAP itself, is to ensure social infrastructure, community facilities and that cross the area. Walking and cycling a policy framework is in place to help ensure increased opportunities for business development facilities along and across the North Circular change to the area is sustainable and the area in the area.” Road have recently been improved by TfL. continues to service as a successful sustainable neighbourhood and suburb for its existing and :+$70$.(6)256867$,1$%/( &RPPXQLW\LQIUDVWUXFWXUHPHHWLQJORFDO new residents. 1(,*+%285+22'6" GHPDQG Ensuring the network of local schools have the capacity to meet local demand and The North Circular area is an established Launched in 2007, the Enfield Sustainable provide a choice to local residents is important. sustainable suburban residential location and the Community Strategy, prepared by the Enfield Similarly, ensuring local health services NCAAP seeks to ensure that a positive planning Strategic Partnership (ESP), was most recently are accessible to all and successfully meet policy framework is put in place which protects updated in 2009 and is a ten year borough-wide local demand is critical for any sustainable this function. In this context and in view of the strategy with the following purpose: neighbourhood. Access to local libraries, leisure Community Strategy’s wider objectives, the centres and open spaces are all important following factors are considered important: • Set out a shared vision for the future of the elements of a sustainable neighbourhood. borough, which sets the context for the $ULFKKRXVLQJPL[ The area should continue partnership’s ‘place shaping’ and regeneration $KLJKTXDOLW\HQYLURQPHQW With strategic to provide a wide range of choices in terms activities; open spaces and a network of smaller, improving of living accommodation. The NCAAP area • Outline the ESP’s priorities for action; spaces and the opportunity for improvements benefits from a wide spectrum of house • Demonstrate ESP’s commitment to working in this provision, the NCAAP area is a location types and prices and therefore provides the together for the benefit of residents; and popular with young families. opportunities for families to grow and for • Enable better co-ordination of actions. future generations to continue to stay living The NCAAP is a planning policy document that, close together. The Strategy has a range of objectives cutting principally, assists in the management of planned across all Council service areas. These changes and developments in the North Circular 3URYLVLRQWRPHHWORFDOVKRSSLQJQHHGV The include objectives relating specifically to area. Therefore, whilst its remit is limited, its network of local centres and shopping parades children and young people, safer and stronger reach is wide. Alongside the Core Strategy, the ensures the everyday needs of local residents are, communities, healthier communities, older Sustainable Community Strategy and other key generally, met within a 5 minute walk. people and improving the quality of life. It is policy documents, the NCAAP will help attract the objectives under this final category which investments and co-ordinate change. *RRGDFFHVVWRVKRSVVHUYLFHVDQGSODFHVRI are most relevant to the NCAAP. Regarding the HPSOR\PHQW The NCAAP area is well served NCAAP specifically, the Strategy states that by a network of tube, rail and bus services which “There will be attractive and safe pedestrian provide good quality and frequent links to central

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 25 u r m o w AAP Boro Maj Rail River Cent 800 S

P A406 P POST OFFICE P S

Green Lanes

ENFIELD HARINGEY S Fashion P Wood Green POST OFFICE Fashion POST OFFICE Green Palmers POST OFFICE Bowes Bowes Road P Bowes Bowes Park POST OFFICE POST OFFICE B G Bounds Green P S P

P A406 P S POST OFFICE Place of worship Cinema Sports centre P P

Arnos Grove/ SouthgateNew

ENFIELD BARNET

Health centre Swimming pool Retail park Retail Post office

HARINGEY HARINGEY

BARNET P BARNET POST OFFICE New POST OFFICE Southgate College Fashion S P Secondary school Sports pitches Allotments S Tube stationTube Local shops station Rail Primary school Supermarket Library Park Fashion P Community Life )LJ&RPPXQLW\OLIHSODQ 7KLVSODQVKRZVWKHH[LVWLQJH[WHQVLYHUDQJHRIFRPPXQLW\LQIUDVWUXFWXUHVHUYLQJWKH1&$$3DUHD 26 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

1&32/,&<1(:$1'5()85%,6+(' 6,7( '(6&5,37,212)23325781,7< 2:1(56+,3 +20(6 Mixed use housing led high density 1 Ladderswood Estate &OíFME$PVODJM development ,GHQWLìHGVLWHVZLWKLQWKH1RUWK&LUFXODU Mixed use high density development $$3DUHDKDYHWKHSRWHQWLDOWRGHOLYHU Western Gateway Legal and including housing, commercial space, Legal and General / National Grid General and National Grid sites DSSUR[LPDWHO\QHZKRPHVZLWKLQWKH community facilities, leisure and retail SODQSHULRGWR,QDGGLWLRQWRWKLV Mixed use high density development H[LVWLQJYDFDQWKRXVLQJDORQJWKH1RUWK 4 Topps Tiles site including housing, commercial space, National Grid &LUFXODUFRUULGRULVFXUUHQWO\EHLQJEURXJKW community facilities, leisure and retail Mixed use housing led high density EDFNLQWRXVH7KHVLWHVLGHQWLìHGDQG 5 New Southgate Station Network Rail development FRQWULEXWLQJWRWKLVKRXVLQJGHOLYHU\DUHDV Potential for health centre and housing IROORZV 6 Coppicewood Lodge &OíFME$PVODJM development Redevelopment of the Ladderswood Estate Mixed use development incorporating 7 Arnos Grove Station Transport for London and the National Grid and builders’ merchant retail, housing and public parking site opposite present the most significant Arnos Pool, Bowes Road Library 8 Expansion of community facilities &OíFME$PVODJM regeneration opportunity. However, the selective and Arnos Grove Medical Centre refurbishment and redevelopment of the string of 9 Telford Road sites Mixed housing development Notting Hill Housing Trust sites either side of the North Circular Road will 10 Telford Road/Bowes Road corner Mixed housing development Notting Hill Housing Trust

have an equally significant impact on the area Bowes Road/ Mixed housing development with scope 11 Notting Hill Housing Trust as a whole. The AAP, in bringing these sites Wilmer Way sites PGDPNNVOJUZVTFPOHSPVOEîPPS forward, will finally be able to address directly Mixed use development including retail, with Mixed private (including Notting Hill 12 Ritz Parade sites housing above, community use and public the blight created from the uncertainty over Housing Trust) parking the road improvements. Other significant sites Mixed housing development with amenity with potential to contribute to the regeneration 13 Bowes Road sites Notting Hill Housing Trust space of the area include the land around Arnos Conversion and new build for a mix of 14 Southgate Town Hall &OíFME$PVODJM Grove Station. However, TfL are currently uses including housing and community uses considering the redevelopment of these sites 15 Green Lanes north Housing development Private given their current use in providing popular Mixed private (including Notting Hill 16 Green Lanes Junction NW Mixed use high density development commuter parking. The Southgate Town Hall Housing Trust) site also provides an opportunity for investment, 17 Green Lanes Junction NE Mixed use high density development Private including the provision of an upgraded library Mixed private (including Notting Hill 18 Green Lanes Junction SW Housing development with additional community facilities alongside a Housing Trust) new high quality housing development that helps Mixed use housing and commercial 19 Green Lanes Junction SE Private to address local housing needs. The Council is development actively progressing this opportunity. 20 Birchwood Court Housing development Notting Hill Housing Trust

)LJ6LWHQDPHGHVFULSWLRQDQGRZQHUVKLS VLWHVQXPHULFDOO\FURVVUHIHUHQFHGWR)LJXUH

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 27 13 Bowes Park Bowes 12

%RZHV5RDG 1HLJKERXUKRRG3ODFH Bounds Green WILMER WAY WILMER

NORTH CIRCULAR ROAD (A406) 11 10

)

8 4

(

BOUNDS GREEN ROAD (A109) R

Arnos Grove L U

R I

7 T R

O N DS 2 1 3 $UQRV*URYH 1HZ6RXWKJDWH 1HLJKERXUKRRG3ODFH 4 6

STATION ROAD 5 New Southgate New )LJ1&$$3RSSRUWXQLW\VLWHVDQG(QìHOG/RFDO3ODQ3ROLFLHV0 QFHQR &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFH 28 29 2SSRUWXQLW\VLWH $$3ERXQGDU\ 1HLJKERXUKRRGSODFHVERXQGDULHV LQGLFDWLYHRQO\ /RFDOFHQWUHUHWDLOSDUDGH 0DMRUFHQWUH /RFDOO\VLJQLì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

20 NORTH CIRCULAR ROAD (A406) ROAD CIRCULAR NORTH 19 *UHHQ/DQHV 1HLJKERXUKRRG3ODFH 17

GREEN LANES (A105) LANES GREEN GREEN LANES (A105) LANES GREEN 14 16 18 Palmers Green Palmers NORTH CIRCULAR AREA ACTION PLAN CIRCULARNORTH AREA ACTION Adopted 2014 1HDUHVW 3XEOLF7UDQVSRUW /RQGRQ3ODQGHQVLWLHV /RQGRQ3ODQQXPEHURIKRPHV SODFH 6LWH ([LVWLQJXVH 3URSRVHGXVH $SSUR[DUHD +D $FFHVVLELOLW\/HYHO FHQWUHWRVLWH 37$/ /RZ +LJK /RZ +LJK

3 New Southgate Masterplan Calculations 4

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

$UQRV*URYH1HZ6RXWKJDWH 9A Vacant Flats 0.03 3 40 80 1.2 2.4 9B Vacant )PVTFTîBUT 0.095 3 40 80 3.8 7.6 9C Vacant )PVTFTîBUT 0.056 3 40 80 2.2 4.5

10 Family homes )PVTFTîBUT 0.35 4 55 115 19.3 40.3

11A Gardens Mews houses 0.44 4 55 115 24.2 50.6 11B Houses Flats 0.18 4 55 115 9.9 20.7 12A Mixed 3FUBJMXîBUTBCPWF 0.21 4 55 115 11.6 24.2

%RZHV5RDG 12B Mixed 3FUBJMXîBUTBCPWF 0.25 4 55 115 13.8 28.8

13 Vacant & houses )PVTFTîBUT 1.5 4 55 115 82.5 172.5

14 Southgate Town Hall $PNNVOJUZîBUT 0.24 3 40 60 9.6 14.4 15 Garage Flats 0.08 4 55 115 4.4 9.2

$BSTBMFT SFUBJMXJUIîBUT $PNNFSDJBMXJUIîBUTBCPWF 16 0.05 4 55 115 2.8 5.8 above BOEJOíMMIPVTF

17 Retail $PNNFSDJBMXJUIîBUTBCPWF 0.098 4 55 115 5.4 11.3

*UHHQ/DQHV 18 Vacant Houses 0.12 4 55 115 6.6 13.8 19 Vacant $PNNFSDJBMXJUIîBUTBCPWF 0.13 4 55 115 7.2 15.0 20 Vacant Flats 0.04 2 40 80 1.6 3.2

&KHUU\%ORVVRP&ORVH Completed residential development ------

&RUQHURI*UHHQ /DQHVDQG(OPGDOH Completed residential development ------5RDG

)LJ&DSDFLW\VFKHGXOHIRURSSRUWXQLW\VLWHV %DVHGRQKUXQLWVXEXUEDQVHWWLQJLQGHQVLW\PDWUL[WDEOH IURPWKH/RQGRQ3ODQ-XO\ 1%1XPEHURIíDWVDSSUR[LPDWHGE\IROORZLQJFDOFXODWLRQH[W HUQDOíRRUDUHD 30 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

$$3DSSURSULDWH $$3JURVVH[WHUQDO $$3DSSURSULDWH $$3DSSUR[LPDWH $$3DSSUR[LPDWH $$3WRWDODSSUR[LPDWH $$3VLWHVSHFLìF $SSUR[H[LVWLQJ 1HWKRXVLQJ EXLOGLQJKHLJKW DUHDRIíDWV QXPEHURI QXPEHURI QXPEHURI QXPEHURIUHVLGHQWLDO DSSURSULDWHGHQVLW\ QXPEHURI JDLQ VWRUH\V SHUíRRU VTP VWRUH\VRIíDWV íDWVSHUVLWH KRXVHVSHUVLWH XQLWVSHUVLWH XQLWVKD KRPHV

356

112

203 New Southgate Masterplan Calculations 49

n/a n/a n/a n/a n/a n/a n/a n/a 0

3 165 3 5 0 5 177.4 0 5 3 175 3 6 4 10 101.5 0 10 3 225 3 7 3 10 183.2 0 10

GPSîBUTGBDJOH/PSUI 690 5 $JSDVMBSGPSîBUTUP 43 23 66 187.8 25 41 rear of houses/ 3 for houses 175 3

2 0 - 0 25 25 56.8 0 25 5 800 5 43 0 43 238.9 10 33 3 450 2 10 0 10 46.1 0 10 3 845 2 18 0 18 72.7 8 10

GPSîBUTGBDJOH/PSUI 2425 4 $JSDVMBSGPSîBUTOPU 132 19 151 100.8 20 131 facing North Circular/ 3 for houses 865 3

3 1000 3 35 0 35 150 0 35 3 300 3 10 0 10 121.0 0 10

4 840 3 27 1 28 561.9 0 28

4 890 3 29 0 29 293.0 0 29 3 0 306 650.006 3 465 2 10 0 10 76.9 0 10 3 220 3 7 0 7 177.4 0 7

- - - 130 12 142 - 0 142

- - - 27 0 27 - 0 27

Total 1452

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 31 1&32/,&<&5($7,1*$1'3527(&7,1* Policy 15. The allocation has however been The Council’s Infrastructure Delivery Plan (IDP) /2&$/-2%6,17+(1257+&,5&8/$5$5($ rationalised in order to facilitate delivery of the played a key role in supporting the adopted Core regeneration priorities through the regeneration Strategy (2010) and provides a comprehensive 7KH&RXQFLOZRXOGVXSSRUWWKH of the Ladderswood Estate and surrounding position statement on the borough’s community UHGHYHORSPHQWRIWKHIRUPHU/DERXU land. The Enfield Employment Land Study 2012 infrastructure requirements. Whilst there is a ([FKDQJHVLWHRQWKHVRXWKHDVWFRUQHU identifies that the remaining land is probably need to keep the IDP continually under review, RIWKHMXQFWLRQEHWZHHQWKH1RUWK too small and lacks profile to have a long term it has been prepared in partnership with the &LUFXODU5RDGDQG*UHHQ/DQHV7KH future in employment use. However the study Council’s community and public sector partners VLWHLVFRQVLGHUHGVXLWDEOHIRUDUDQJHRI does recommend that, if implemented, the and is therefore relevant to the application of FRPPHUFLDOXVHVLQFOXGLQJRIìFHDQGRWKHU offices proposed as part of the New Southgate policies in the NCAAP which relate to community EXVLQHVVXVHVDQGWKHFUHDWLRQRIQHZ Masterplan be brought back within the LSIS infrastructure. Until Enfield's Community MREVIRUORFDOSHRSOHZLOOEHDQLPSRUWDQW designation to strengthen this employment Infrastructure Levy replaces the current Section FRQVLGHUDWLRQ,QDGGLWLRQWKHIROORZLQJ allocation. 106 regime, the Council’s Section 106 SPD VLWHVDUHLGHQWLìHGIRUPL[HGXVHRUQRQ (2011), provides a steer on financial contributions UHVLGHQWLDOGHYHORSPHQWWKURXJKZKLFKWKH However, the Regents Avenue Industrial Estate, associated with new development. In addition, FUHDWLRQRIQHZORFDOMREVZLOOEHDSULRULW\ just off Green Lanes occupies a prominent DMD Policy 16 also provides updated policy The Labour Exchange site has sat vacant for a location just behind the commercial unit on guidance on this issue. considerable period of time and bringing the the north east corner of the junction with the site back into use is a priority of this NCAAP. North Circular Road is recommended in the Each of the three identified Neighbourhood Places The site enjoys a prominent North Circular Road Enfield Employment Land Review 2012 for within the NCAAP area will have a role to play frontage with the potential for good quality retention for at least the short to medium term in meeting increased demand for community vehicular access from Princes Avenue. There is for employment uses. The Council supports the facilities. Specific sites with capacity to meet also potential for access from the North Circular long term protection of the estate and considers new demand include: Road itself, subject to TfL’s agreement. The its proximity to the North Circular Road offers a site sits alongside the Green Lanes Large Local location advantage to employment uses. • The provision a 300sqm facility within the Centre. Ladderswood redevelopment; &20081,7<,1)5$6758&785( • Scope for enhanced community facilities at The wide range of mixed use development sites the Arnos Grove Health Centre/Bowes Road In view of the significant levels of housing across the NCAAP highlights the prospect of Library site where there is capacity for a development being proposed, it is a particular significant job creation opportunities. These minimum of 400sqm of new facilities; priority of this AAP to help ensure that appropriate wide ranging opportunities are considered • A minimum of 600sqm of new community contributions are made to the provision of important to help mitigate against the facilities on the ground floor of new community infrastructure as decisions are made potential loss of floorspace for more traditional development at the Wilmer Way/Bowes Road on individual planning applications. manufacturing based activities in the area. The junction; New Southgate Industrial Estate is allocated as • The scope for enhanced community facility a Locally Significant Industrial Site under Core provision in the vicinity of the Ritz Parade; and

32 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

• The opportunity presented by refurbishment and partial redevelopment of the Southgate Town Hall site.

As demand and requirements become more clear, there will be a need to coordinate the approach to health care provision between Council owned sites where these uses are considered appropriate including the Southgate Town Hall site, Coppicewood Lodge and the Arnos Grove Health Centre/Bowes Road Library site. More detailed guidance is provided in the site specific policies in Section 4.

Policies are set out below to ensure increased demand for new community infrastructure arising from the delivery of new homes within the NCAAP area are met.

1&32/,&</2&$/('8&$7,21

7KHGHYHORSPHQWRIQHZKRPHVZLWKLQWKH 1&$$3DUHDZLOOEHH[SHFWHGWRFRQWULEXWH WRZDUGVWKHSURYLVLRQRISULPDU\DQG VHFRQGDU\VFKRROSODFHVFRPPHQVXUDWH ZLWKWKHH[SHFWHGDGGLWLRQDOGHPDQG DVLGHQWLìHGLQWKHDQQXDOXSGDWHRIWKH &RXQFLO V6FKRRO3ODFHV6WUDWHJ\DQGDVVHW RXWLQWKH&RXQFLOpV66XSSOHPHQWDU\ 3ODQQLQJ'RFXPHQW ,QWKHSULPDU\VHFWRUWKHUHLVDQLGHQWLìHG GHPDQGIRUDGGLWLRQDOIRUPVRIHQWU\ IURP6HSWHPEHULQWKHVRXWKZHVWRI WKHERURXJKZKLFKLQFOXGHVWKH1&$$3 DUHD'HPDQGIRUDGGLWLRQDOSXSLOSODFHV

%RZHV3ULPDU\6FKRRO

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 33 &DSLWDOFRVW IRUUHFHSWLRQDJHGFKLOGUHQLVVSHFLìFDOO\ RISURYLGLQJ &RQWULEXWLRQSHU EHLQJPHWZLWKLQWKH1&$$3DUHDWKURXJK 8QLWW\SH $JH VFKRROSODFH V &KLOG\LHOG &DOFXODWLRQ XQLWW\SH UHYLHZHG VSHUXQLW DQDSSURYHGDGGLWLRQDOIRUPRIHQWU\DW DQQXDOO\ *DUìHOG6FKRRO,QRUGHUWRVHFXUHVXIìFLHQW Child yield x SURYLVLRQIRUERWK6HSWHPEHUDQG 4-5 13.727 0.004 contribution per pupil 54.91 (A) IRUWKHVRXWKZHVWDVDZKROHRSWLRQV place DUHDOVREHLQJFRQVLGHUHGEH\RQGWKH Child yield x DUHDFRYHUHGE\WKH$FWLRQ3ODQLQFOXGLQJ 5-10 13.727 0.040 contribution per pupil 549.08 (B) EHG place SURSRVDOVWRLQFUHDVHWKHFDSDFLW\RIRWKHU XQLW Child yield x QHDUE\VFKRROVWRKHOSPHHWWKHGHPDQG 11-15 20.685 - contribution per pupil - (C) place ,QWKHVHFRQGDU\VFKRROVHFWRUORFDOFDSDFLW\ ZLOOEHQHHGHGIURP6HSWHPEHU 7RWDOFRQWULEXWLRQIRU[EHGXQLW$%& 7KHH[SDQVLRQRI%URRPìHOG6HFRQGDU\ Child yield x 6FKRROZLOOEHFRQVLGHUHGDVSDUWRIWKH 4-5 13.727 0.020 contribution per pupil 274.54 (A) &RXQFLO VRQJRLQJSXSLOSODFHVUHYLHZ7KH place &RXQFLOFRQWLQXHVWRPRQLWRUWKHSURYLVLRQ Child yield x 5-10 13.727 0.070 contribution per pupil 960.89 (B) RIVFKRROSODFHVDORQJVLGHWKHSURJUHVVRI EHG place )UHH$FDGHP\6FKRROVFURVVERUGHUSXSLO XQLW Child yield x PRYHPHQWDQGWKHSURYLVLRQRIDGGLWLRQDO 11-15 20.685 0.030 contribution per pupil 620.55 (C) SODFHVLQQHLJKERXULQJERURXJKV place For the purposes of planning for school places 7RWDOFRQWULEXWLRQIRU[EHGXQLW$%& Enfield is divided into six pupil places planning Child yield x areas. The area covered by the Action Plan 4-5 13.727 0.032 contribution per pupil 439.28 (A) place is within the wider south west pupil places planning area. Ensuring appropriate provision Child yield x 5-10 13.727 0.020 contribution per pupil 2,745.40 (B) is made for additional school places required to EHG place meet increased demand as sites are developed XQLW Child yield x and families move in is a top priority for the 11-15 20.685 0.180 contribution per pupil 3,723.30 (C) NCAAP. A great deal of concern has been place expressed about this and similar issues and it is 7RWDOFRQWULEXWLRQIRU[EHGXQLW$%& therefore essential that developers work closely with the Council to ensure appropriate provision )LJ,QGLFDWLYHFRPPXQLW\LQIUDVWUXFWXUHFRQWULEXWLRQVPDWUL[ is made in this regard.

34 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

In addition to the expansion of Garfield Primary 1&32/,&<3529,6,212)02'(51 Enfield Community Services have established School, other nearby schools will also play a role +($/7+&$5()$&,/,7,(6 a need to improve access to family and sexual in ensuring increased demand in the primary health services in the Bowes Road locality. school sector is met in both the short and 'HYHORSPHQWVRIUHVLGHQWLDOXQLWVRU Health service providers feel that there is medium term. The provision of a new primary PRUHZLOOEHH[SHFWHGWRFRQWULEXWHWRZDUGV currently poor access to primary care services in school to help meet the capacity required for WKHSURYLVLRQRIKHDOWKIDFLOLWLHVZLWKLQWKH the Bowes area and consider that new facilities 2017 is still being explored at Grovelands Park. 1&$$3DUHDDQGìQDQFLDOFRQWULEXWLRQV offering a range of health services should be The Council will continue to work closely with ZLOOEHFDOFXODWHGXVLQJWKH1+6+HDOWK\ provided. its neighbouring authorities to keep this critical 8UEDQ'HYHORSPHQW8QLW0RGHODVVHWRXWLQ issue continually under review. WKH&RXQFLOpV66XSSOHPHQWDU\3ODQQLQJ The New Southgate SPD (2010) identifies the 'RFXPHQW potential for a new walk in health centre at In the secondary school sector, new provision +HDOWKXVHVDUHDSSURSULDWHLQGLVWULFWDQG Coppicewood Lodge although further work will is being created in the borough through the ORFDOFHQWUHORFDWLRQVDQGDUHDVZLWKJRRG be required to ascertain the suitability of this approval of Heron Hall Free School, which opened OHYHOVRISXEOLFWUDQVSRUWDFFHVVLELOLW\7KH site. The Southgate Town Hall Planning Brief in September 2013, and 2 new Academies, both GHYHORSPHQWRIDQHZ:DON,Q&HQWUHDW which was adopted as an SPD in October 2011 due to open in September 2014. Secondary &RSSLFHZRRG/RGJHZLOOEHVXSSRUWHGDV also identifies the town hall site as a suitable school provision in the west of the borough is ZRXOGDQHZPHGLFDOFHQWUHDVSDUWRIWKH venue for a new health centre. within capacity up to 2017/18. The Council UHGHYHORSPHQWDQGUHXVHRIWKH6RXWKJDWH continues to monitor the progress of free school/ 7RZQ+DOOVLWH,QDGGLWLRQWKHSRWHQWLDORI One of the key aims of the NCAAP is to ensure academy provision alongside the latest pupil DQHZVKDUHGKHDOWKIDFLOLW\RQWKHJURXQG the long term sustainability of healthcare number projections annually and adapt its íRRURI%RZHV5RDG/LEUDU\IRU6H[XDO services in the area, and address key issues Strategy for providing places according. If the +HDOWK3K\VLRWKHUDS\0HQWDO+HDOWK such as population growth and the needs of expansion of existing schools is necessary in VHUYLFHVLVDOVRXQGHUFRQVLGHUDWLRQVXEMHFW an ethnically diverse population. The Council addition to the approved free school/academy WRIHDVLELOLW\WHVWLQJDQGDFFHVVDQGSDUNLQJ is keen to work with GP practices, clinicians, provision, then options for Broomfield Secondary DUUDQJHPHQWV support agencies and other partners to improve School will be explored. the health outcomes of the community and to As with education, the potential detrimental improve integration of services, leading to better impact of new development and its corresponding Core Policy 8 outlines Council’s position on continuity of care for patients. additional draw on local health services was meeting the future education requirements a major concern during the preparation of the across the borough over the next 15 years. Further detail on the basis of calculating NCAAP. Through the policy and guidance Further detail is provided in the Council’s S106 contributions to the provision of health facilities contained in the NCAAP, appropriate sites have SPD. is outlined in Section 7.5 of the S106 SPD. been identified and the Council will now continue Core Policy 7 outlines the Council’s position on to work with its health service and health care meeting the health needs of existing and new partners to ensure any need for additional health communities. care services are addressed in conjunction with new developments as they come forward.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 35 $UQRV*URYHVWDWLRQ

36 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

$'(6,*1/('$3352$&+ 1&32/,&<%8,/',1*+(,*+76$1' Buildings relates specifically to tall buildings '(9(/230(17'(16,7,(6 and the policy above is in accordance with the 1&32/,&<+,*+48$/,7<'(6,*1 guidance contained in that policy. 2)1(:'(9(/230(17 %XLOGLQJKHLJKWVVKRXOGJHQHUDOO\UHVSHFWDQG UHVSRQGSRVLWLYHO\WRORFDOFRQWH[W7DOOHU 1HZGHYHORSPHQWDQGSXEOLFUHDOP Enfield Council recently prepared an evidence EXLOGLQJVDUHJHQHUDOO\RQO\FRQVLGHUHG LQWHUYHQWLRQVZLWKLQWKH1&$$3DUHD base report on tall buildings and important DSSURSULDWHZLWKLQLGHQWLìHGFHQWUHVDFURVVWKH ZLOOEHKLJKTXDOLW\DQGGHVLJQOHGLQ local views. The study assesses the suitability $$3DUHDDVWKHVHORFDWLRQVDUHFRQVLGHUHG WKHLUDSSURDFKWDNLQJFDUHIXODFFRXQW of different locations for tall buildings. The PRUHVXVWDLQDEOH7DOOHUEXLOGLQJVVKRXOG RIXUEDQFRQWH[WDQGUHLQIRUFLQJORFDO Ladderswood Estate and Western Gateway site SRVLWLYHO\VXSSRUWWKHOHJLELOLW\DQGHFRQRPLF GLVWLQFWLYHQHVV2ISDUWLFXODULPSRUWDQFH area, given the existing tall buildings in the area, YLEUDQF\RIWKHVHFHQWUHVDQGWKHDUHD LVWKDWQHZGHYHORSPHQWRQVLWHVDORQJWKH are identified as appropriate locations for tall JHQHUDOO\ZKLOVWSURWHFWLQJWKHDPHQLWLHVRI 1RUWK&LUFXODU5RDGPXVWDGGUHVVWKHURDG buildings. In addition, two important local views H[LVWLQJUHVLGHQWVDQGEXVLQHVVHV7KHUHDUH GLUHFWO\ZLWKGRRUVZLQGRZVDQGEDOFRQLHV are relevant to the NCAAP. View 4 looking south DOVRDQXPEHURISRLQWVRIWUDQVLWLRQDFURVVWKH DQGDSSURSULDWHERXQGDU\WUHDWPHQWZKLFK from Broomfield Park towards Alexandra Palace $$3DUHDZKHUHWDOOHUEXLOGLQJZRXOGKHOSDLG UHVSRQGVSRVLWLYHO\WRWKHURXWHDQGWUHDWVLW and the City of London is recognised alongside OHJLELOLW\DQGFRXOGLIFDUHIXOO\SODQQHGKHOS DVDoIURQWp the view of New Southgate Station also looking PLWLJDWHWKHHQYLURQPHQWDOLPSDFWRQH[LVWLQJ towards Alexandra Palace. Whilst the area does benefit from heritage assets FRPPXQLWLHVRIWKHURDGFRUULGRU$ZD\IURP including some prominent listed buildings such WKHVHDSSURSULDWHORFDWLRQVQHZGHYHORSPHQW Beyond the guidance put forward in the New as Arnos Grove station, the character of the VKRXOGQRWH[FHHGWKHSUHGRPLQDQWEXLOGLQJ Southgate Masterplan which does support the area is suburban and generally medium to low KHLJKWLQWKHORFDOYLFLQLW\DQGLQPRVWFDVHV provision of some tall buildings within this density. New development will therefore have WKLVZLOOEH Regeneration Priority Area, there are no other a significant impact on local townscape quality WZRVWRUH\V locations or sites considered appropriate for and negotiations with the Council and material With the exception of significant parts of the tall buildings across the NCAAP area. Within in support of planning applications must outline New Southgate area, the NCAAP area is generally this context, it may therefore be appropriate evidence of a design-led approach. Core Policy characterised by low rise residential development. for building heights on high quality new 30: Maintaining and Improving the quality of the Core Policy 4 highlights the importance of ensuring development to be one or two storeys above Built Environment is relevant in this regard as is new housing is of a sufficiently high standard of neighbouring buildings in locations considered DMD Policy 37: Achieving High Quality Design design. Responding positively to the context of a appropriate under this policy and subject to and Design-Led Development. site is a key issue in this regard. Further guidance the criteria under other relevant policy. These is provided under Core Policy 30 where special locations are within the identified commercial regard to a site’s context is identified as critical centres across the AAP area and at the identified to success. The importance given to delivering points of transition along the A406 corridor itself. good design in new development is reflected in DMD Policy 37: Achieving High Quality Design and Design-Led Development. DMD Policy 43: Tall

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 37 The development of back gardens and backland areas has been raised as an issue during the preparation of the AAP. The Council’s position on back garden and backland development is set out in DMD Policy 7: Development of Garden Land which makes clear the Council’s presumption against new residential development on garden land.

An exception to this policy is the land between the southern boundary of Broomfield Secondary School and Bowes Road. Garages were previously accessed along an informal lane but in view of the character of the local area and the relationship between the site and the secondary school, development of mews-style housing at the back of this site is considered to meet the criteria under DMD Policy 7.

&211(&7,1*7+(1257+&,5&8/$5 Transport for London’s safety and environment scheme along the North Circular Road has delivered improved facilities for pedestrians, cyclists, and introduced bus priority measures. Improvements for pedestrians have included a range of new and improved pedestrian crossings including new at-grade crossings replacing an old footbridge near the Pymmes Road allotments and the provision of a new footbridge in addition to replacement pedestrian crossings at the junction between Bowes Road and Telford Road. The improvements have also introduced new vehicular lanes along this busy section of road which, combined with improvements to major junctions, has helped increase road capacity and reduce /DQGVFDSHLPSURYHPHQWVGHOLYHUHGDVSDUWRI7I/pV6DIHW\DQG(QYLURQPHQW6FKHPH congestion.

38 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

1&32/,&<75$163257$1' Map. Following adoption of the NCAAP, any road network issues of direct relevance to the 029(0(17,17+(1&$$3$5($ subsequent Local Plan policies map should not area. The Strategy confirms that the Mayor’s continue this designation. broad approach to managing road congestion is 7KH&RXQFLOZLOOFRQWLQXHWRZRUNFORVHO\ the ‘smoothing’ of traffic flow. ZLWK7UDQVSRUWIRU/RQGRQRQDVVHVVLQJWKH Core Policy 25 directly addresses the issue HIìFLHQF\RIWKHVWUDWHJLFURDGQHWZRUNLQ of public realm improvements and how these Benefitting from the station stops on the WKHDUHDDQGWKHWUDIìFLPSDFWRIWKH$ should help to improve quality and safety for northern extents of the Piccadilly Line and the RQWKHLPPHGLDWHDQGQHDUE\VHFRQGDU\ pedestrians and cyclists. This Policy promotes bus services that support them, the AAP area is URDGQHWZRUN:LWKWKHUHFHQW6DIHW\ the prioritisation of schemes that reconnect the one of the more accessible areas in the borough. DQG(QYLURQPHQWVFKHPHQRZVXFFHVVIXOO\ borough’s communities to services, facilities and The area arcing between Bounds Green and LPSOHPHQWHGQRIXUWKHUPDMRUZRUNV each other. In Core Policy 26, better wayfinding Arnos Grove is the most accessible given the DUHSODQQHGIRUWKLVSDUWRIWKHVWUDWHJLF and integration between modes is identified as combination of tube and bus services in the area. URDGQHWZRUN7KH&RXQFLOZLOOKRZHYHU a required improvement at New Southgate rail This area, which incorporates the Arnos Grove DVVLVWLQWKHSUHSDUDWLRQRIWKH0DMRURI station. and Bowes Road local centres, has a PTAL rating /RQGRQ5RDGV7DVN)RUFHpVIRUWKFRPLQJ of 4. The immediate vicinity of the junction 5RDG6WUDWHJ\,QVRGRLQJDQGDORQJVLGH DMD Policy 48: Transport Assessments sets out between Bowes Road and Green Lanes also 7UDQVSRUWIRU/RQGRQWKH&RXQFLOZLOO the Council’s approach towards assessing the benefits from the PTAL rating of 4. FRQVLGHUKRZIXUWKHULPSURYHPHQWVWRWKH transport impact of new proposals. All applicable QHWZRUNFDQEHGHOLYHUHGDVRSSRUWXQLWLHV developments within the NCAAP area would Arnos Grove station has commuter parking WRGRVRDULVH be required to submit a Transport Assessment, either side of the station building. These The Enfield Plan promotes borough-wide and possibly a site- or occupier-specific Travel sites are identified for potential redevelopment transport improvements with a focus on the Plan. This would help to demonstrate how new sites. These sites are owned by TfL and their road network, pedestrians and cycling, and developments would achieve the aims of policies suitability for redevelopment will depend on public transport. In particular, Core Policy 24 within The Enfield Plan. their role in providing commuter parking on requires that any improvements to the North this location. Circular Road contribute towards ‘Enfield’s Policy 45: Parking Standards and Layouts of the economic regeneration and development, support DMD sets out the Council’s approach towards the *5((1,1*7+(1257+&,5&8/$5 businesses, improve safety and environmental provision of car parking at new developments. It $LUTXDOLW\ quality, reduce congestion, and provide states that the Council will generally have regard additional capacity where needed.' Whilst to the London Plan’s maximum car parking Enfield borough as a whole has been declared improvements to the road network will continue standards and lists the types of development that an Air Quality Management Area. The latest to be sought and discussions will continue might qualify for a limited level of car parking, or data from Enfield’s monitoring station along the with Transport for London, it is considered no be acceptable as a car free form of development. A406 shows that the area suffers from air quality longer necessary to continue to carry forward issues. the historic local safeguarding of land as The Mayor’s Transport Strategy is also relevant illustrated in the adopted Core Strategy Proposal to the NCAAP, particularly given the strategic

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 39 7KH1HZ5LYHU3DWKORRNLQJQRUWKWRZDUGV3DOPHUV*UHHQ

40 3 BUILDING FOR SUSTAINABLE NEIGHBOURHOODS

1&32/,&<(19,5210(17$/ pollution. It is important to ensure the A406 is the applicant to make a contribution towards 0,7,*$7,21t$,548$/,7<$1'12,6( seen and perceived to be an integral part of the the enhancement of the quality of open space 32//87,21 public realm. It should be a route that is used provision including the range of facilities and by pedestrians, cyclists, bus users and motorists its condition. 1HZEXLOGLQJVVKRXOGDGGUHVVWKH1RUWK alike. Having new buildings that address the &LUFXODU5RDGZLWKZLQGRZVDQGGRRUV road with windows and doors accessed directly The urban analysis in Section 4 of the NCAAP IDFLQJDQGDFFHVVHGGLUHFWO\IURPWKLV from it is therefore important. The internal identifies the principal open spaces in the PDLQURDG7KHLQWHUQDOSODQQLQJRIQHZ planning of new development can then help NCAAP area, and specifically the open spaces GHYHORSPHQWVKRXOGSRVLWLRQOLYLQJDQG mitigate against air and noise pollution by within each of the 3 identified neighbourhood VOHHSLQJDFFRPPRGDWLRQDZD\IURPWKH positioning rooms appropriately. places. The waterways, some of which benefit PRVWSROOXWHGVLGHRIWKHGHYHORSPHQW from towpaths and public routes, are both +RXVLQJGHVLJQVKRXOGHQFRXUDJHQDWXUDO 2SHQVSDFH a major asset in the local area and present YHQWLODWLRQVRWKDWFOHDQHUDLULVGUDZQLQWR significant opportunities for improvement. The policy framework relating to green EXLOGLQJVIURPOHVVSROOXWHGVLGHVRIWKH Collaboration with the Council and other infrastructure and open spaces is outlined under GHYHORSPHQW/DQGVFDSHDQGELRGLYHUVLW\ agencies including The Canal and River Core Policy 34 together with policies 71-81 in the SURSRVDOVZLOODOVRSOD\DQLPSRUWDQWUROH Trust will be important in delivering any such DMD. LQWKHPLWLJDWLRQRISROOXWLRQ improvements. Core Policy 32 outlines the Council’s position 1&32/,&<23(163$&(6:$7(5:$<6 on pollution and confirms that the Council will %LRGLYHUVLW\ $1'7+(%/8(5,%%211(7:25. require new development to improve air quality Enfield has a Biodiversity Action Plan, which by reducing pollutant emissions and public 1HZGHYHORSPHQWVKRXOGPDNHDSSURSULDWH was adopted in September 2011. This sets out exposure to pollution. Criteria for assessing FRQWULEXWLRQVWRLPSURYLQJWKHTXDOLW\RI how the borough’s biodiversity assets will be proposals in this regard are outlined under DMD WKHH[LVWLQJRSHQVSDFHQHWZRUNDFURVVWKH managed, and specifically seeks biodiversity Policy 65: Air Quality. This policy confirms that 1&$$3DUHD2SSRUWXQLWLHVWRLPSURYH enhancements through the NCAAP. Core Policy the Council expects new developments to be at WKHQHWZRUNRIVSDFHVDORQJVLGHWKHDUHDpV 36 supports proposals that will contribute least ‘air quality neutral’. ZDWHUZD\VDUHDSULRULW\LQWKLVUHJDUG towards the aims of the Biodiversity Action Plan. The Bowes area is identified as being deficient The Council has limited control over air quality, in open space, with much of the south western The Council’s expectations for how individual although the issue will be an important material part of the NCAAP area falling beyond an 800m new developments should contribute towards consideration in the determination of planning catchment area of any recognised open space. biodiversity improvements are set out within applications. The design of new development DMD Policy 72: Open Space Provision, makes DMD Policies 78 and 79. All proposals within and their associated landscaping proposals clear that where proposed development is located the NCAAP area should comply with these can significantly help in the mitigation of in areas deficient in either quantity or access requirements. environmental problems such as air and noise to public park provision it will be necessary for

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 41 7KH1HZ5LYHUDORQJVLGH5XVVHOO5RDG

42 &OLPDWH&KDQJHDQG5HQHZDEOH(QHUJ\ and this will be increased significantly as a result of the redevelopment proposals in the area. Core Policy 36 sets out the Council’s requirements for new development proposals )ORRGLQJt6XUIDFH:DWHU)ORRGLQJIURP in terms of impact on climate change. ZRUNXQGHUWDNHQIRU'UDLQ/RQGRQ In accordance with these requirements, development within the NCAAP area should There are some small areas of significant flood minimise energy use and, where possible, use risk within the NCAAP area, as shown in and contribute towards the production of energy Enfield’s 2008 Strategic Flood Risk Assessment generated from renewable sources. Developments and associated 2010 High-Level Sequential Test should also accord with DMD policies 49-58, Assessment of strategic sites. Core Policy 28: which set energy efficiency standards and the Managing Flood Risk Through Development Council’s requirements for how these should be generally seeks the direction of new development achieved. towards areas of low flood risk and DMD Policies 59 and 60 provide more detail in this respect. In particular, it should be noted that the Council published a Renewable Energy and DMD Policy 61: Managing Surface Water Low Carbon Development Study in March requires that all new developments incorporate 2010. This identifies large parts of the NCAAP Sustainable Urban Drainage. This will help to area as potentially suitable for district heating, contribute toward the fulfilment of the Drain using combined heat and power. The proposed London project aims, which are focused around redevelopment of the Ladderswood Estate reducing the risk of flooding from surface water. and Western Gateway sites, especially, could deliver district heating networks that might also connect to other development sites and existing buildings. DMD Policy 52: Decentralised Energy Networks, sets out a framework for the assessment of district heating proposals and other decentralised energy networks.

The Council is committed to further exploring the potential for a district heating network in the NCAAP area. There is already sufficient heat density to make the use of district heating viable

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 43

6(&7,21 Urban centre Large scale industry Classic suburbs

Big-box retail Small scale industry Large suburban

Institutions 0GíDFTUFDIOPMPHZQBSL 4VCVSCBOîBUT

Historic centres Pre-Victorian residential Street-based estates

Metroland centres Urban terrace Free-form estates

Linear centres Garden City

)LJ(QìHOG&KDUDFWHULVDWLRQ6WXG\ © Crown Copyright and database right 2012. Ordnance Survey Licence no. 100019820

46 (19,5210(17$/&217(;7$1'7+( 7+5((1(,*+%285+22'3/$&(6

,1752'8&7,21

This section provides an overview of the As the borough-wide Characterisation Study these areas and local people within each of environmental context of the NCAAP area. The identifies, the New Southgate area has no these areas will frequently travel beyond the range of different forms of development across prevailing character types and is therefore centres identified for their retail, employment and the area is explored and a view taken on the different from the suburban streets surrounding community service requirements, these three relationships between these areas and what it. The area’s fractured smaller elements are different zones – or neighbourhood areas – do this might mean for future development in the generally contained between the railway line to emerge. NCAAP area. the west and the Underground line to the east. Arnos Grove commercially anchors the area, More detailed planning and design guidance on The Borough-wide 2011 Enfield Characterisation supported by local parades to the west along these areas is outlined in Section 4 below. Study was prepared soon after the adoption Bowes Road and Friern Barnet Road. of the Core Strategy. The study provides a .H\QRGHV3RLQWVRIWUDQVLWLRQ description of the physical form of the borough, A central walkable catchment area is defined As one moves between these character areas, its origins, landscapes, places, streets and by the Underground line to the west and the there are points of transition where characters buildings to provide an understanding of the London to Stevenage railway line to the west. change. These thresholds have the potential to particular attributes. Townscape character varies between the area on aid legibility and provide an opportunity for the the north side of the A406 and the area on the local townscape to respond positively to this The Study reveals the suburban residential south, but both are characterised by well defined opportunity. Working west to east key points character of much of the AAP area – character and homogenous housing areas. They are include the following: dominated by ‘classic suburban’ typically connected by the commercial and community interwar housing areas concentrated on the uses clustered around the Ritz Parade. • 3LQNKDP:D\7HOIRUG5RDG at the western northern side of the A406 with older ‘urban edge of the study area – emerging from the terraced’ housing stock south of the A406. The East of the Stevenage railway line, the NCAAP railway bridge – is a key gateway to the New Southgate area is far more varied with a area is focussed around the commercial spine of Borough from the west. The gas holder and number of discrete housing estates arranged Green Lanes with a regular pattern of residential expansive junction create a significant node. The around established Victorian terraced streets. street on the south side of the North Circular Ladderswood Estate and the site identified as Road. The character is more mixed on the north The Western Gateway offer the greatest potential 85%$1$1$/<6,6 side on the approach to Palmers Green, but for significant change and are sites capable of Green Lanes remains the principal axis. By mapping the key nodes of community activity creating landmark developments at this critical and broad character area boundaries within node. These three urban areas – the Arnos Grove/ the NCAAP area, three distinct character areas New Southgate area; the Bowes Road area; and emerge. The character areas identified here are • 7HOIRUG5RDG%RZHV5RDGMXQFWLRQ – the next the Green Lanes area – define three walking as much about natural walkable catchments as major junction on the A406 sweeps east with catchments within the AAP area. Whilst it is they are about architectural detailing. Telford Road turning into Bowes Road. The clear the commercial centres of the NCAAP area serve catchments which extend beyond

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 47 )LJ1&$$36WUDWHJLF&RQWH[W3ODQ &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

$$3ERXQGDU\

&KDUDFWHUDUHD

0DMRUFHQWUH 3DOPHUV*UHHQ

/RFDOFHQWUHUHWDLOSDUDGH

/DUJHIRUPDWRXWRIFHQWUHUHWDLO

&RPPXQLW\XVHV

.H\QRGHVSRLQWVRIWUDQVLWLRQ

48 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

new footbridge helps create this node. Junction /DGGHUVZRRG(VWDWHLQSDUWQHUVKLSZLWKORFDO Wood Green, Brent Cross and Central London improvements and the provision of pedestrian UHVLGHQWV beyond. Notwithstanding this, smaller centres access to the bridge have seen the level of the and local parades continue to play an important pavement be raised on the south east quadrant %RZHV5RDGQHLJKERXUKRRGSODFHtZKHUH role in establishing sustainable neighbourhoods. of the junction. This elevated condition and the UHGHYHORSPHQWZLOOEHIRFXVVHGRQVLWHVQR A detailed review of existing centres across the bold design of the bridge combined with the ORQJHUVHWDVLGHIRUDURDGZLGHQLQJVFKHPH Borough was undertaken to inform the DMD and movements across the junction and the alignment 7KHUHDUHWZRNH\RSSRUWXQLWLHVLQWKLVDUHD the importance of large local centres, small local of the road all contribute to the establishment )LUVWO\WRVWUHQJWKHQWKH7HOIRUG5RDG centres and local parades is recognised under of this urban node. The domestic scale of the %RZHV5RDGMXQFWLRQZKHUHVLJQLìFDQWODQG DMD 28 which itself supports Core Policy 17 dwellings in this location is at odds with the scale LVDYDLODEOHIRUUHGHYHORSPHQW6HFRQGO\ Town Centres. and importance of the junction. WKHUHLVVFRSHWREULQJIRUZDUGPL[HGXVH GHYHORSPHQWLQWKH5LW]3DUDGHDUHDWR The main centres within the AAP are as follows: • -XQFWLRQZLWK*UHHQ/DQHV– this is the next VHHNWRHQVXUHLWEHWWHUPHHWVVRPHRIWKH major node with the commercial activities HYHU\GD\VKRSSLQJDQGFRPPXQLW\QHHGV 1 Green Lanes Large Local Centre associated with Green Lanes crossing the RIORFDOSHRSOH)XUWKHUUHYLVLRQVWRWKH 2 Bowes Road Large Local Centre North Circular Road. With the exception of the ERXQGDU\RIWKHGHìQHG%RZHV5RDG/DUJH 3 Arnos Grove Small Local Centre Labour Exchange site which would benefit from /RFDO&HQWUHDUHPDGH redevelopment, the integrity and continuity of the These centres are broadly equidistant from each high street commercial uses remains generally *UHHQ/DQHVQHLJKERXUKRRGSODFHtWKH other, being no more than 1km (10-15mins walk) intact on the south side of the A406. However, IRFXVRIRSSRUWXQLW\LVRQWKHQRUWKVLGHRI apart, and are within walking distance of the the townscape on the north side is less successful WKHMXQFWLRQZLWKWKH$ZKHUHPL[HG vast majority of local residential communities and the distinction between the public and private XVHKLJKHUGHQVLW\GHYHORSPHQWFRXOGKHOS within the whole AAP area. In line with Core realms less clearly defined. VWUHQJWKHQWKLVNH\MXQFWLRQRQWKLVLPSRUWDQW Strategy and DMD policies, the NCR will seek to FRPPHUFLDOVSLQH protect and support these centres and parades 1&32/,&<7+5((1(,*+%285+22' where they continue to perform an important and 3/$&(6 The NCAAP is served by a number of designated viable role in meeting the everyday shopping and commercial centres. These locations, which tend community needs of the local population. :LWKLQWKH1RUWK&LUFXODU$$3WKHUHDUH to be well served by public transport services, WKUHHoQHLJKERXUKRRGSODFHVpHDFKVHUYLQJ act as a focus of community activity and provide In response to these small-scale commercial WKHLUUHVSHFWLYHORFDOFRPPXQLWLHV7KHWKUHH important day to day retail and community locations within the AAP area, three QHLJKERXUKRRGSODFHVDQGWKHNH\SULRULWLHV service requirements for local people. ‘neighbourhood places’ have been identified in IRUWKHPDUHDVIROORZV consultation with local residents. Whilst these $UQRV*URYH1HZ6RXWKJDWHQHLJKERXUKRRG The patterns of movement and retail behaviour are not major retail locations, they do contribute SODFHtZKHUHWKHSULRULW\LVWKHGHOLYHU\RI of local residents is highly complex, being positively to the character and richness of the WKH1HZ6RXWKJDWHPDVWHUSODQ63'ZKLFK influenced heavily by the attraction of larger area. The focus for change in the North Circular LVIRFXVVHGDURXQGWKHUHJHQHUDWLRQRIWKH surrounding retail centres of Palmers Green, AAP area will be the three neighbourhood places

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 49 LANE

POWYS

B OW E S R OA D (A4 06)

WARWICK ROAD

BROWNLOW ROAD

/DUJH/RFDO&HQWUHERXQGDU\FRQWDLQHGZLWKLQ WKH'0'

3URSRVHGUHYLVHG%RZHV5RDG/DUJH/RFDO &HQWUHERXQGDU\ )LJ5HYLVHG%RZHV5RDG/DUJH/RFDO&HQWUH

&URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

50 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

of Arnos Grove/New Southgate, Bowes Road Large Local Centre which can consolidate and directly the policies and proposals in the NCAAP. and Green Lanes. These three places represent strengthen the commercial and community uses The analysis is presented in the following the commercial and community centres for within the Ritz Parade. sections: the surrounding residential neighbourhoods and as such are where new development and *UHHQ/DQHV The junction between Green 1 Development sites - sites that have already been environmental enhancements will be of greatest Lanes and North Circular Road will be a major identified as known redevelopment opportunities value. It is intended that focusing on these focus for change with a number of development during earlier stages of NCAAP preparation, and three areas will enable stronger north-south sites supporting the wider regeneration of the those which have come about by more recent connections to be facilitated across the North area. Whilst the existing commercial parades change. It is important that new development on Circular route. on the south side of the main junction remain these sites contribute positively to the character intact and address the corner successfully, of the area. The approach adopted for each ‘neighbourhood the parade on the north side of the junction place’ is as follows: is less successful. There may, therefore, be 2 Townscape – an assessment is made of the opportunities to improve this prominent location, townscape merits of the area. In particular, $UQRV*URYH1HZ6RXWKJDWHIdentified as a particularly on the northern side. a view is taken on the quality of the street Regeneration Priority Area, New Southgate and frontage, with good quality frontage providing Arnos Grove benefit from a masterplan which In addition to boundary changes made via the activity and overlooking to the street and has been adopted as a Supplementary Planning DMD, it is suggested that further changes to the establishing a clear distinction between public Document. This masterplan will direct changes Bowes Road Large Local Centre are considered and private space. Poor quality frontage fails in this area delivering new employment, housing to exclude residential properties opposite Ritz to do either of these things. Where townscape and community development. Developers have Parade and include the former Esso Garage site quality has some positive and some negative been appointed to deliver the redevelopment of and adjacent car wash site. The changes are features, this is also identified. the Ladderswood Estate which will spearhead intended to provide the scope to create a more the changes in New Southgate and deliver the viable commercial parade that can offer a better 3 Activities – analysis of the principal clusters objectives of the New Southgate Masterplan. community and local shopping function with of activity and land uses within the area. This improved parking and access arrangements. The land use pattern will determine the patterns %RZHV5RDG Centred on the existing suggested revised boundary for the Bowes Road of movement to and through the area and will commercial Ritz Parade and the parade at the Large Local Centre is set out in Fig 12. impact directly on the uses considered most junction between Brownlow Road and Bowes appropriate for key sites. Road, this central area of the AAP acts as a community hub with retail uses either side of 7+(7+5((1(,*+%285+22'3/$&(6 4 Public realm and open space – the A406 has the main road and a primary and secondary recently benefitted from roadside environmental Addressing each identified neighbourhood place school serving the local community. There is improvements. Other open space will be in turn, the following sections present an urban an opportunity for new mixed use development identified, particularly those where improvements analysis of each of the three neighbourhood within the revised boundary of the Bowes Road would deliver significant benefits to local places within the area. This analysis will inform residents.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 51 OAKLEIGH ROAD SOUT

RFALL ROAD

WATE

ROAD BOWES 7 6 ERN BARNET ROAD FRI 8 THE LIMES AVE 5 HIGH ROAD

ROAD

S TATION PALMERS ) 6 0 4 A ( D ROAD A O R R A L U 1 C IR C H T R O N 4 /DGGHUVZRRG(VWDWHVLWH 3 :HVWHUQ*DWHZD\VLWH$ :HVWHUQ*DWHZD\VLWH% 2 :HVWHUQ*DWHZD\VLWH& /DQGDGMDFHQWWR1HZ6RXWKJDWH6WDWLRQ &RSSLFHZRRG/RGJHVLWH $UQRV*URYH6WDWLRQVLWHV $UQRV3RRO%RZHV5RDG/LEUDU\DQG $UQRV*URYH0HGLFDO&HQWUH

$$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ$UQRV*URYH1HZ6RXWKJDWHRSSRUWXQLW\VLWHV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

52 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

/RFDOHQYLURQPHQWVDFURVVWKH$UQRV*URYH1HZ6RXWKJDWHQHLJKERXUKRRGSODFH

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 53 OAKLEIGH ROAD SOUT

RFALL ROAD

WATE

ROAD BOWES

ERN BARNET ROAD FRI

THE LIMES AVE

HIGH ROAD

ROAD

S TATION PALMERS ) 6 0 4 A ( D ROAD A O R R A L U C IR C H T R O N

3RVLWLYHIURQWDJH 1HXWUDOIURQWDJH 1HJDWLYHIURQWDJH 3RLQWRIWUDQVLWLRQ $$3ERXQGDU\ 2SSRUWXQLW\VLWH )LJ$UQRV*URYH1HZ6RXWKJDWHtWRZQVFDSH &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

54 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

5 Movement and connections – key routes are 2SSRUWXQLW\VLWHV )LJ streets generally being ill defined and not being identified together with the location of bus stops addressed by buildings. There is a lack of Development sites within the Arnos Grove/New which provide links with nearby commercial distinction between public and private space in Southgate neighbourhood area are identified in centres. these areas. With the known development sites Fig 13. being clustered in this area, this is something Core Policies 44 and 45 are directly relevant here. that new development can help address. The sites were identified in the New Southgate The guidance contained within these principles Masterplan which was adopted in December respond directly to the analysis presented in This is a diverse area in terms of built character, 2010 by Enfield Council following significant the Environmental Context section above. with a number of post war housing estates public and stakeholder consultation. The main Further more detailed guidance, principles sitting alongside more traditional Victorian and focus of the masterplan was the emergence of and background is contained within the New Edwardian terraced streets. Building heights a regeneration strategy for the Ladderswood Southgate Masterplan. also vary between the traditional streets and Estate (1). The vision for this area also included the housing estates. The prevailing building the redevelopment of the Western Gateway area 1(,*+%285+22'3/$&( heights in Arnos Grove are typically between (2, 3 & 4) including the gasholder site which 2 and 4 storeys along Bowes Road. Within the $UQRV*URYHDQG1HZ6RXWKJDWH commands a prominent position on the A406 core of the area in the housing streets such corridor. Additional sites identified include the This incorporates the western section of as The Limes Avenue and Springfield Road, land around New Southgate Station (5), the site the NCAAP area and is situated between dwellings are typically two or three storeys in of the existing Coppicewood Lodge Care Home Arnos Grove and New Southgate stations height. The housing within the Red Brick Estate on Grove Road (6), the two TfL owned car park with the railway lines forming the boundary opposite New Southgate station, with ground sites either side of Arnos Grove station, a small edges. The area is radially planned around floors dominated by garage doors, are uniformly site opposite the station (all 7) and the Arnos local facilities and appears to be a legacy of three storeys. The point block typology of the Pool, Bowes Road Library Arnos Grove Health an early twentieth-century self-contained Highview and Ladderswood estates are quite Centre site (8). neighbourhood development. The focal points different in character with towers in both rising within the area include Garfield Primary School to 13 storeys. and the associated green spaces, and Our Lady 7RZQVFDSH )LJ of Lourdes RC Primary School on The Limes The Arnos Grove area benefits generally from The A406 junction with Station Road and Avenue. good quality townscape with clearly defined Bounds Green Road is a key node and acts as streets which are overlooked by development one of the principal gateways to Enfield Borough. The following section provides an overview of which creates strong street frontages. Garfield The gas holder on the north west side of this some of the key environmental and public realm School situated in the centre of the area junction acts as a landmark which helps hold issues and opportunities associated with this occupies an entire block but the boundary this key junction. The built edges of the other neighbourhood place. The analysis has directly treatment allows views across the site. In the corners of this junction fail to provide activity or informed the preparation of the policies relating New Southgate and Ladderswood Estate areas enclosure. to this neighbourhood place and therefore forms to the south and west of the area along Station an important part of the context within which Road, townscape quality is much poorer with development proposals will be considered.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 55 OAKLEIGH ROAD SOUT

RFALL ROAD

WATE

H F

ROAD BOWES E

ERN BARNET ROAD FRI % $ & * THE LIMES AVE

HIGH ROAD

ROAD

S D TATION PALMERS ) 6 0 4 A ( D ROAD A O R R A L U C IR C $ $UQRV*URYH/LEUDU\3RRODQG+HDOWK&HQWUH H T R % 2XU/DG\RI/RXUGHV6FKRRO O & &KULVW&KXUFKDQG6W3DXOpV&KXUFK I N ' *DUìHOG6FKRRO ( $UQRV*URYHFHQWUH ) /RFDOSDUDGH%RZHV5RDGZHVW * )ULHUQ%DUQHW6KRSV + + )ULHUQ%ULGJH5HWDLO3DUN , 1HZ6RXWKJDWH,QGXVWULDO(VWDWH

&RPPHUFLDO

&RPPXQLW\

/RFDO6LJQLìFDQW,QGXVWULDO/RFDWLRQ

$$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ$UQRV*URYH1HZ6RXWKJDWHtDFWLYLWLHV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

56 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

$FWLYLWLHV )LJ to the north of the AAP area (designated as 232 from Stonebridge to Turnpike Lane Station Metropolitan Open Land and therefore given 251 from Arnos Grove Station to The area is mixed but predominantly residential similar protection against development as green Edgware Station in character with Arnos Grove being the belt), the principal open spaces in this area are 298 from Arnos Grove Station to Potters Bar principal commercial centre serving local people. roadside spaces on the north side of the A406 382 from Southgate Station to There are other smaller local parades at the along the Pymmes Brook, Bounds Green Brook Mill Hill East Station Bowes Road/Waterfall Road roundabout and on (C) and either side of Bounds Green Road (D). 1from Cockfosters Station to Whitehall / Friern Barnet Road near New Southgate Station. New Southgate is well served with local open Trafalgar Square The Friern Barnet Retail Park is accessed directly spaces with Grove Road open space opposite off the A406 west of the railway line. St Paul’s church (H), High Road open space 1&32/,&<$5126*529(1(: (F) adjacent to Garfield School and Millennium 6287+*$7(1(,*+%285+22'3/$&( With two primary schools, a library and leisure Green (G) on Station Road. Improvements pool and a number of churches and associated to these spaces are being delivered through .H\SULQFLSOHVWKDWZLOOJXLGHFKDQJH church halls, the area benefits from a range of the ‘Shaping New Southgate’ initiative now LQWKH1HZ6RXWKJDWH$UQRV*URYH community facilities all within close walking that the New Southgate Masterplan has been QHLJKERXUKRRGSODFHDUHDVIROORZV distance of local residents. adopted. Most recently under this initiative, the 'HYHORSPHQWVLWHVtWKHIROORZLQJ ‘Take the High Road’ project outlines a range of GHYHORSPHQWVLWHVDUHLGHQWLìHGZKLFKKDYH The New Southgate Industrial Estate is allocated improvements to the High Road axis which links WKHVFRSHWRGHOLYHUDPL[RIXVHVLQFOXGLQJ as a Locally Significant Industrial Site under Grove Road open space at its northern end with QHZKLJKTXDOLW\KRXVLQJHPSOR\PHQWXVHV Core Policy 15. The allocation has however been High Road open space and Millennium Green to FRPPXQLW\IDFLOLWLHVDQGUHWDLOGHYHORSPHQW rationalised in order to facilitate delivery of the the south. VXEMHFWWRWKHSURYLVLRQVRIWKHVHTXHQWLDOWHVW regeneration priorities through the regeneration • /DGGHUVZRRG(VWDWH of the Ladderswood Estate and surrounding 0RYHPHQWDQGFRQQHFWLRQV )LJ • 7KH:HVWHUQ*DWHZD\VLWHVZKLFKLQFOXGHWKH land. The Enfield Employment Land Study 2012 +RPHEDVHVLWHWKHJDVKROGHUVLWHDQGWKH identifies that the remaining land is probably This is the most accessible part of the NCAAP 7RSSV7LOHVVLWH too small and lacks profile to have a long term area by public transport, with good links to the • 1HZ6RXWKJDWH6WDWLRQ)ULHUQ%DUQHW5RDG future in employment use. However the study rail network via New Southgate Station and the • &RSSLFHZRRG/RGJH&DUH+RPHVLWHDQG does recommend that, if implemented, the underground network via Arnos Grove Station. • $UQRV*URYHVWDWLRQODQG offices proposed as part of the New Southgate A network of bus routes traverse the area with $FURVVWKHVHVLWHVWKHUHLVSRWHQWLDOIRU Masterplan be brought back within the LSIS stops along the area’s main roads. These DSSUR[LPDWHO\DGGLWLRQDOQHZGZHOOLQJV designation to strengthen this employment services provide good connections across north FRPPXQLW\IDFLOLWLHVDQGQHZFRPPHUFLDO allocation. London as follows: UHWDLOíRRUVSDFH 7RZQVFDSHtWKH/DGGHUVZRRGDQG:HVWHUQ 3XEOLFUHDOPDQGRSHQVSDFH )LJ 34 from Barnet High Street / Barnet Church to *DWHZD\DUHDVDUHFRQVLGHUHGDSSURSULDWH Walthamstow Bus Station Aside from the structural open spaces of Arnos IRUWDOOEXLOGLQJVZLWKGHYHORSPHQWKHLJKWV 184 from Turnpike Lane Bus Station to Barnet Park (A) and Broomfield Park that lie immediately DQGIRUPVHOVHZKHUHQHHGLQJWRUHVSHFWORFDO 221 from Edgware Bus Station to FKDUDFWHUDQGFRQWH[W Turnpike Lane Station

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 57 OAKLEIGH ROAD SOUT $

RFALL ROAD

WATE

ROAD BOWES

ERN BARNET ROAD FRI + % THE LIMES AVE

HIGH ROAD

ROAD

E S & TATION PALMERS ) 6 0 F 4 A ( D ROAD A O R R A L U C IR C * H T R O N $ $UQRV3DUN % 2SHQVSDFHRXWVLGH%RZHV5RDG/LEUDU\ & 7HOIRUG5RDG%RXQGV*UHHQ%URRN ' %RXQGV*UHHQ5RDGRSHQVSDFH ( *DUìHOG6FKRRO3OD\LQJ)LHOGV ) +LJK5RDGRSHQVSDFH * 0LOOHQQLXP*UHHQ + *URYH5RDGRSHQVSDFH

2SHQJUHHQVSDFH D 5LYHU

$$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ$UQRV*URYH1HZ6RXWKJDWHtRSHQVSDFH &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

58 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

OAKLE ROAD

IGH ROAD SOUTH RFALL

WATE

OAD BOWES R

FRIERN BARNET ROAD

THE LIMES AVE

HIGH ROAD

STATION ROAD PALMERS ROAD ) 6 0 4 A ( D A O R R A L U C IR C H T R O N

8QGHUJURXQGVWDWLRQ

7UDLQVWDWLRQ

%XVVWRS

3ULPDU\5RDG

$$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ$UQRV*URYH1HZ6RXWKJDWHtPRYHPHQWDQGFRQQHFWLRQV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 59 OAKLEIGH ROAD SOUTH RFALL ROAD

WATE

BOWES ROAD

78 FRIERN BARNET ROAD 6

THE LIMES AVE 5 HIGH ROAD

STATION ROAD

) 6 0 4 A /DGGHUVZRRG(VWDWHVLWH ( D A :HVWHUQ*DWHZD\VLWH$ PALMERS ROAD O R :HVWHUQ*DWHZD\VLWH% R A L :HVWHUQ*DWHZD\VLWH& U 1 C /DQGDGMDFHQWWR1HZ6RXWKJDWH6WDWLRQ IR C &RSSLFHZRRG/RGJHVLWH H T R $UQRV*URYH6WDWLRQVLWHV O 4 N $UQRV3RRO%RZHV5RDG/LEUDU\DQG $UQRV*URYH0HGLFDO&HQWUH 3 2 2SSRUWXQLW\VLWH

)ODWVZLWKFRPPHUFLDOJURXQGíRRUIURQWDJH

)ODWV

+RXVHV

0HZVKRXVHV

5HWDLQHGUHIXUELVKHGFRPPXQLW\XVH

([WHQVLRQWRH[LVWLQJFRPPXQLW\XVH

$$3ERXQGDU\ )LJ1&$$36LWH3URSRVDOV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

60 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

$FWLYLWLHVtGHYHORSPHQWVZLOOJHQHUDOO\ masterplan provides a detailed framework 5HGHYHORSPHQWVKRXOGGHOLYHUQHZRQ EHKRXVLQJOHGZLWKDVPDOOFOXVWHURIQHZ for the regeneration of this important part of VLWHFRPPXQLW\IDFLOLWLHVRIDSSUR[LPDWHO\ FRPPHUFLDOXVHVDORQJNH\URXWHVDQG the Borough. Central to the vision outlined VTP DGMDFHQWWRWUDLQWXEHVWDWLRQVDQGFRPPXQLW\ in the masterplan is the regeneration of the :KHUHSRVVLEOHQHZFRPPHUFLDOíRRUVSDFH XVHVWRPHHWQHZGHPDQG Ladderswood Estate. The Council is working DGMDFHQWWRWKHUHWDLQHGSDUWRIWKH1HZ 3XEOLFUHDOPDQGRSHQVSDFHtWKHSULRULW\ZLOO with its strategic partners Mulalley and 6RXWKJDWH,QGXVWULDO(VWDWH EHWRLPSURYHH[LVWLQJVSDFHVLQFOXGLQJWKRVH One Housing Group in the delivery of this &+3VKRXOGEHSURYLGHGDVSDUWRIWKH DORQJWKH+LJK5RDGD[LV,PSURYHPHQWVWR regeneration. VFKHPHDQGEHDEOHWRIHHGLQWRVXUURXQGLQJ RWKHUQHDUE\RSHQVSDFHVPD\EHFRQVLGHUHG GHYHORSPHQWVDVWKH\FRPHIRUZDUGDVSDUW PRUHDSSURSULDWHGHSHQGLQJRQWKHORFDWLRQ 1&32/,&</$''(56:22'(67$7( RIDGLVWULFWKHDWLQJQHWZRUN RIWKHSURSRVHGGHYHORSPHQW 6,7( 0RYHPHQWDQGFRQQHFWLRQVtWKHNH\URXWHV The redevelopment of the Ladderswood Estate 5HGHYHORSPHQWRIWKHHVWDWHZLOOSURYLGH DFURVVWKHDUHDZLOOEHLPSURYHGZLWKQHZ is the centrepiece of the Council’s proposals DQHZKLJKTXDOLW\KRXVLQJHQYLURQPHQW 3DOPHUpV5RDGDQG6WDWLRQ5RDGEHLQJ for the New Southgate Regeneration Priority ZLWKQHZEXLOGLQJVGLUHFWO\DGGUHVVLQJ UHFRQQHFWHGDVSDUWRIWKHUHGHYHORSPHQWRI Area. In February 2014 the Council granted NH\H[LVWLQJVWUHHWVLQWKHDUHD7DNLQJIXOO WKH/DGGHUVZRRG(VWDWH planning consent for a mixed used residential led DFFRXQWRIWKHJXLGDQFHFRQWDLQHGZLWKLQ ,QIUDVWUXFWXUHtWKHVLJQLìFDQWSODQQHG scheme that includes six B1(b)/B1(c) commercial WKH1HZ6RXWKJDWH0DVWHUSODQQHZ UHVLGHQWLDOJURZWKLQWKLVDUHDPXVWEH units that will provide high quality, flexible GHYHORSPHQWVKRXOGWDNHDFFRXQWRIWKH VXSSRUWHGE\DSSURSULDWHFRQWULEXWLRQVWR employment premises offering new work spaces IROORZLQJ WKHSURYLVLRQRIFRPPXQLW\LQIUDVWUXFWXUHLQ for start-up and other small businesses. The DFFRUGDQFHZLWK1&3ROLF\DQG1&3ROLF\ 7KHRSSRUWXQLW\WRGHOLYHUDQHZKLJKTXDOLW\ consented scheme also includes employment DERYH QHLJKERXUKRRGWKURXJKDPRUHWUDGLWLRQDO development in the form of a hotel. Having *DUìHOG3ULPDU\6FKRROtWKHVLWHKDV IRUPRIKRXVLQJEDVHDURXQGWKHH[LVWLQJ prepared the New Southgate Masterplan in FDSDFLW\WRGHOLYHUDGGLWLRQDOIRUPVRIHQWU\WR VWUHHWQHWZRUN consultation with local residents, the Council KHOSHQVXUHVXIìFLHQWSULPDU\VFKRROFDSDFLW\ 7KHKHLJKWRIQHZEXLOGLQJVVKRXOGUDQJH and its housing and development partners will LVSURYLGHGWRPHHWDGGLWLRQDOGHPDQG IURPEHWZHHQVWRUH\VKRXVLQJRQVWUHHWV continue to work in partnership with the local ZLWKH[LVWLQJKRXVLQJRIWKDWKHLJKWWR community to deliver the phased redevelopment 7KLVSROLF\VKRXOGEHUHDGLQFRQMXQFWLRQZLWK DSDUWPHQWEXLOGLQJVRIXSWRVWRUH\VRQ of the estate and with it a programme of VLWHVSHFLìFSROLFLHVIRUNH\GHYHORSPHQW WKH6WDWLRQ5RDGIURQWDJH public realm and other improvements. This VLWHVZLWKLQWKH$UQRV*URYH1HZ6RXWKJDWH ([LVWLQJRSHQVSDFHVLQWKHDUHDWR includes delivering a coordinated programme of QHLJKERXUKRRGSODFH EHLPSURYHGDQGQHZSXEOLFUHDOP improvements to open spaces in the area under FUHDWHGDVVRFLDWHGZLWKWKHQHZKRXVLQJ the ‘Take the High Road’ initiative. The New Southgate area is identified as a GHYHORSPHQW Regeneration Priority Area. In recognition of 7KHVLWHLVFRQVLGHUHGWRKDYHFDSDFLW\IRU this, the Council has recently prepared and DSSUR[LPDWHO\GZHOOLQJVLQWRWDO QHW adopted the New Southgate Masterplan. The LQFUHDVHRIDSSUR[LPDWHO\

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 61 7KH5HVRXUFH&HQWUHVLWHRSSRVLWH$UQRV*URYH6WDWLRQ 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

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íRRUVSDFH DGMDFHQWWRWKHVWDWLRQDQGRQWKH)ULHUQ WKH%RURXJK7DNLQJIXOODFFRXQWRIWKH 7KHPDVWHUSODQDOVRDFFRXQWVIRU %DUQHW5RDGIURQWDJHZKHUHWKHUHLV JXLGDQFHFRQWDLQHGZLWKLQWKH1HZ DSSUR[LPDWHO\VTPRIíH[LEOHVSDFH SRWHQWLDOIRUWKHEXLOGLQJWRIRUPDQ 6RXWKJDWH0DVWHUSODQQHZGHYHORSPHQW ZKLFKZRXOGEHRFFXSLHGE\VPDOOORFDO H[WHQVLRQWRWKHSURSRVHGORFDOFHQWUH VKRXOGWDNHDFFRXQWRIWKHIROORZLQJ VKRSVWRVHUYHWKLVQHZFRPPXQLW\ GHVLJQDWLRQDW1HZ6RXWKJDWH *UHDWHPSKDVLVPXVWEHSODFHGRQGHOLYHULQJ %XLOGLQJKHLJKWVRIVWRUH\VDORQJ DVFKHPHRIWKHKLJKHVWDUFKLWHFWXUDOTXDOLW\ The key gateway location has a important role in 6WDWLRQ5RDGULVLQJWRVWRUH\VRQ)ULHUQ RQWKLVPRVWSURPLQHQWVLWH establishing the first impressions of the Borough. %DUQHW5RDG 7KHPL[HGXVHGHYHORSPHQWRIWKHVLWH There is an opportunity to create a high quality, &DSDFLW\IRUDSSUR[LPDWHO\DSDUWPHQWV VKRXOGGHOLYHUKRXVLQJFRPPHUFLDOVSDFH high density, mixed use scheme which responds ZLWKVFRSHIRUQHDUO\VTPRIJURXQG FRPPXQLW\IDFLOLWLHVOHLVXUHDQGUHWDLO positively to the site’s prominent location. The íRRUFRPPHUFLDOXVHV GHYHORSPHQWVXEMHFWWRWKHSURYLVLRQVRIWKH site is currently divorced from its surrounds VHTXHQWLDOWHVW by the heavily engineered nature of Station New Southgate Station currently has a 7KHJDVKROGHUVLWHSUHVHQWVWKHRSSRUWXQLW\ Road. By giving more priority to pedestrians poor relationship with its hinterland and IRUDWDOOHUEXLOGLQJRIXSWRVWRUH\V7KH and reconnecting the area with Arnos Green redevelopment of the sites around the station 6WDWLRQ5RDGIURQWDJHVKRXOGDOVRSUHVHQW via Palmer’s Road, the mixed use redevelopment has the potential to address this directly. New DVWURQJXUEDQHGJHZLWKEXLOGLQJULVLQJWR of this large site has the potential to deliver a Southgate station is already an important VWRUH\V:LWKLQWKHPDLQSDUWRIWKHVLWH new and fully integrated neighbourhood for New transport hub for the local community providing GHYHORSPHQWVKRXOGEHPRUHPRGHVWLQVFDOH Southgate. frequent train services to central London. There ZLWKKHLJKWVW\SLFDOO\EHLQJDSSUR[LPDWHO\ is an opportunity to improve the relationship VWRUH\V 1&32/,&<1(:6287+*$7(67$7,21 between the station area and the local 6WDWLRQ5RDGVKRXOGEHHQKDQFHGWRHQVXUH $5($ 6,7( commercial parade along Friern Barnet Road LWSUHVHQWVDQHQYLURQPHQWOHVVGRPLQDWHGE\ which would strengthen the commercial viability 7KHVLWHSUHVHQWVSRWHQWLDOIRUPL[HGXVH WKHFDUDQGPRUHFRQGXFLYHWRDKLJKTXDOLW\ of the area as a whole. GHYHORSPHQWZLWKFRPPHUFLDOXVHVRQ OLYLQJHQYLURQPHQW ORZHUíRRUVDQGDSDUWPHQWVDERYH7DNLQJ 7KHUHLVDQRSSRUWXQLW\WRGHOLYHUDQHZ 1&32/,&<&233,&(:22'/2'*( IXOODFFRXQWRIWKHJXLGDQFHFRQWDLQHG QHLJKERXUKRRGVTXDUHZKLFKZRXOGFUHDWH &$5(+20(6,7( 6,7( ZLWKLQWKH1HZ6RXWKJDWH0DVWHUSODQQHZ DQHZIRFDOSRLQWIRUWKHGHYHORSPHQW/LQNV GHYHORSPHQWVKRXOGWDNHDFFRXQWRIWKH 7KHVLWHSUHVHQWVSRWHQWLDOIRUPL[HG WRRWKHULPSURYHGSXEOLFRSHQVSDFHZLOOEH IROORZLQJ XVHGHYHORSPHQWDFURVVDQXPEHURI FUHDWHGDQGHQKDQFHG

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 63 WILMER WAY

11 POWYS LANE

) 06 A4 ( 10 12 AD O R RD O LF TE B OW 9 E S R OA D (A4 06 ) 13

EY ROAD

STANL

WARWICK ROAD

ROAD

ROWNLOW ROAD 7HOIRUG5RDGVLWHV B %RZHV5RDG7HOIRUG5RDGMXQFWLRQVLWHV %RZHV5RDG:LOPHU:D\MXQFWLRQVLWHV

PALMERSTON 5LW]3DUDGH %RZHV5RDGVLWHV

$$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ%RZHV5RDGRSSRUWXQLW\VLWHV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

64 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

EXLOGLQJV7DNLQJIXOODFFRXQWRIWKH 1&32/,&<$5126*529(67$7,21 If redevelopment would result in a reduction JXLGDQFHFRQWDLQHGLQWKH1HZ6RXWKJDWH 6,7( in the provision of public parking at this key 0DVWHUSODQQHZGHYHORSPHQWVKRXOGWDNH interchange a clear justification for this loss 7KHVLWHSUHVHQWVSRWHQWLDOVXEMHFWWRIXUWKHU DFFRXQWRIWKHIROORZLQJ would be required. That said, it is noted that a GLVFXVVLRQVZLWK7I/IRUODQGFXUUHQWO\ reduction in car parking would align with the 1HZGHYHORSPHQWVKRXOGLQFOXGHDPL[ XVHGIRUVXUIDFHSDUNLQJWREHUHOHDVHG policy direction of the Mayor’s London Plan and RIXVHVLQFOXGLQJUHVLGHQWLDOGHYHORSPHQW IRUUHGHYHORSPHQW$Q\QHZGHYHORSPHQW Transport Plan in terms of encouraging travel by DQGFRPPXQLW\XVHV$OLPLWHGDPRXQWRI ZRXOGQHHGWRUHVSHFWWKHVHWWLQJRIWKH sustainable modes of transport. DQFLOODU\UHWDLOíRRUVSDFHZKLFKDGGUHVVHV *UDGH,,OLVWHGVWDWLRQEXLOGLQJ7DNLQJIXOO %RZHV5RDGPD\DOVREHFRQVLGHUHG DFFRXQWRIWKHJXLGDQFHFRQWDLQHGZLWKLQ In conjunction with TfL further more detailed DSSURSULDWH WKH1HZ6RXWKJDWH0DVWHUSODQQHZ feasibility work is required to explore the 5HGHYHORSPHQWRIWKHVLWHVKRXOGGHOLYHUD GHYHORSPHQWVKRXOGWDNHDFFRXQWRIWKH development potential of this side. It is QHZSHGHVWULDQURXWHEHWZHHQ%RZHV5RDG IROORZLQJ understood that TfL is reviewing its portfolio DQG*URYH5RDG 6LWHZHVWRIWKHVWDWLRQKDVVFRSHWREH of car parks across London as part of a wider %XLOGLQJKHLJKWVRIXSWRDPD[LPXPRI UHGHYHORSHGIRUDPL[HGXVHKRXVLQJOHG strategy to identify opportunities of releasing VWRUH\VWDNLQJDFFRXQWRIWKHVHWWLQJRIWKH GHYHORSPHQWRQWKHDVVXPSWLRQWKDWSDUNLQJ land for development whilst also consolidating car IRUPHUFKXUFKEXLOGLQJDQGWKHUHODWLRQVKLS FDSDFLW\RQWKHVLWHHDVWRIWKHVWDWLRQLV parking. This has resulted in developing a wider ZLWKWKHKRXVHVWRWKHHDVWDORQJ%RZHV H[SDQGHGWRFRPSHQVDWHIRUORVV strategy which considers sites across a number of 5RDGDQGRWKHUGZHOOLQJVLQWKHDUHD 7KHUHLVDQRSSRUWXQLW\WRSURYLGH Boroughs. Therefore whilst in planning terms the &DSDFLW\IRUDSSUR[LPDWHO\GZHOOLQJVDQG FRPPHUFLDOUHWDLOXQLWVRQWKH%RZHV Council would support the sites coming forward, VTPRIFRPPXQLW\UHWDLOíRRUVSDFH 5RDGIURQWDJHWRKHOSLPSURYHWKHDUULYDO consolidating car parking may not necessarily be H[SHULHQFH the appropriate solution in the context of TfL’s The New Southgate Masterplan confirms that the 7KHVHWWLQJRIWKHVWDWLRQEXLOGLQJZLOOQHHGWR wider study. existing care home facility on the site is not fit EHUHVSHFWHG7KLVFDQEHDFKLHYHGE\VHWWLQJ for purpose and does not meet the standards of WKHEXLOGLQJOLQHRIQHZGHYHORSPHQWEDFNVR 1&32/,&<$5126322/%2:(6 a modern care home and the site would become YLHZVIURPWKHORFDOFHQWUHRIWKHEXLOGLQJDUH 52$'/,%5$5<$1'$5126*529( available if alternative accommodation is made QRWLQWHUUXSWHG 0(',&$/&(175( 6,7( available. Should the site come forward it is ,QFOXGLQJWKH$UQRV5HVRXUFH&HQWUHVLWHRQ considered suitable for a range of community The community and health facilities on this site WKHRSSRVLWHVLGHRI%RZHV5RDGWKHUHLV uses. In particular, the site is considered will be protected and, if possible, extended. There VFRSHIRUDSSUR[LPDWHO\QHZGZHOOLQJV appropriate for a new health facility should the is flexibility in the type of community facilities LQFOXGLQJDPL[RIDSDUWPHQWVDQGKRXVHV accommodation be required. making use of the buildings, but the council will WRJHWKHUZLWKVFRSHIRUDSSUR[LPDWHO\ resist any loss of community uses where they are VTPRIFRPPHUFLDOíRRUVSDFHDFURVV not replaced with alternative community uses. WKHVLWHV Some limited new development for community uses may be appropriate.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 65 66 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

/RFDOHQYLURQPHQWVDFURVVWKH%RZHV5RDGQHLJKERXUKRRGSODFH

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 67 WILMER WAY

POWYS LANE

) 06 A4 ( AD O R RD O LF TE B OW ES RO AD (A 40 6)

EY ROAD

STANL

WARWICK ROAD

ROAD 3RLQWRIWUDQVLWLRQ

ROWNLOW ROAD $$3ERXQGDU\ B

2SSRUWXQLW\VLWH

PALMERSTON 3RVLWLYHIURQWDJH

1HXWUDOIURQWDJH

1HJDWLYHIURQWDJH )LJ%RZHV5RDGWRZQVFDSH &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

68 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

$Q\QHZGHYHORSPHQWZRXOGEHUHTXLUHG that would be suitable for development. Any new 2SSRUWXQLW\VLWHV )LJ WRSURWHFWDQGHQKDQFHWKHH[LVWLQJ*UDGH building should help to improve the quality and The development sites in this area are ,,OLVWHGEXLOGLQJVDQGVKRXOGWDNHDFFRXQW range of community facilities in this location. identified principally as a result of the lifting RIWKHIROORZLQJ The open space and landscape features of the of the uncertainty associated with the future site form an important part of the setting of the 7KHUHLVDQRSSRUWXQLW\WRH[WHQGWKHH[LVWLQJ improvements along the North Circular Road. building. PHGLFDOFHQWUHEXLOGLQJZKLFKZRXOGLPSURYH With the majority of the land identified now WKHUDQJHDQGTXDOLW\RIFRPPXQLW\IDFLOLWLHV owned by Notting Hill Housing Trust, where it 1(,*+%285+22'3/$&(t RQWKHVLWH proved uneconomical to bring vacant or derelict %2:(652$' $Q\H[WHQVLRQWRWKHPHGLFDOFHQWUHVKRXOG dwellings back into use, alternative development EHWRWKHQRUWKRIWKHH[LVWLQJEXLOGLQJDQG This incorporates the central section of the options are being considered. A collection of LPSURYHWKHYLVLELOLW\DQGSURìOHRIWKH NCAAP area and is situated between Telford small sites along Telford Road (9) have already IDFLOLWLHVIURP%RZHV5RDG Road to the west and the railway line west been cleared and present housing opportunities. $Q\SURSRVDOIRUQHZGHYHORSPHQWRQ of the Green Lanes to the east. The area is The corner site at the junction between Telford WKHVLWHVKRXOGLQFOXGHWKHUHWHQWLRQRI characterised by close-knit Edwardian residential Road and Bowes Road (10) presents a prominent WKHH[LVWLQJRSHQVSDFHDQGLPSRUWDQW streets feeding off the south side of the A406 opportunity at this key node along the road ODQGVFDSHIHDWXUHVDQGLQFOXGHD with larger more recent, interwar semi-detached corridor. The housing area on the north side ODQGVFDSLQJVFKHPHWKDWHQKDQFHVWKH and detached housing on the north side on the of Bowes Road and adjoining the southern VHWWLQJRIWKHEXLOGLQJV main road. The focal point of the area is the boundary of Broomfield Secondary School Bowes Road Large Local Centre and the nearby (11) presents opportunities to strengthen this The community and health facilities on this site secondary and primary schools. The local centre prominent corner and introduce new housing on are important local community assets and should incorporate the Ritz Parade on the north side of the boundary with the school itself. be retained. There is an opportunity to extend the A406 and the commercial parade either side the medical centre to provide a modernised of Hardwicke Road on the south side of the A406. The recent improvements to the A406 had a medical facility with capacity for up to 750sqm significant impact on The Ritz Parade (site 12). of accommodation, which would combine three The following section provides an overview of Some of the parade required demolition and local GP practices and, thus, meet changing some of the key environmental and public realm some of the parking for the centre was lost. The needs. issues and opportunities associated with this road improvements have resulted in an awkward neighbourhood place. The analysis has directly relationship between the road and the housing Bowes Road Library, Arnos Pool and Bowes informed the preparation of the policies relating east of Powys Road. Some of this land has Road Clinic are Grade II listed buildings. As to this neighbourhood place and therefore forms already been cleared and this has resulted a large such, the Council will have special regard to an important part of the context within which redevelopment opportunity. the desirability of preserving the building, its development proposals will be considered. setting and those features which make it special. East of Powys Road (13), this large site presents a Subject to the quality of the design, there is an major opportunity for new residential development. area to the north of the existing medical centre

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 69 $

WILMER WAY

POWYS LANE

) % 06 A4 ( AD O R RD O LF TE B OW ES RO AD (A 40 6)

EY ROAD & D

STANL $ %URRPìHOG3DUN % %URRPìHOG6FKRROSOD\LQJìHOG & 1HZ5LYHUFRUULGRU ' ,PSURYHPHQWRSSRUWXQLW\

WARWICK ROAD

ROAD ,PSURYHPHQWRSSRUWXQLW\

ROWNLOW ROAD 2SHQJUHHQVSDFH B

6LJQLìFDQWPDWXUHWUHHV

PALMERSTON

5LYHU

$$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ%RZHV5RDGRSHQVSDFH &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

70 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

R WAY

WILME

$ POWYS LANE

) 06 A4 ( AD O R RD O LF E TE % B OW ES RO AD (A 40 6)

F *

STANLEY ROAD $ %URRPìHOG6HFRQGDU\6FKRRO % %RZHV3ULPDU\6FKRRO & $UQRV*URYH/LEUDU\3RRODQG+HDOWK&HQWUH ' %RXQGV*UHHQ5HFUHDWLRQ&OXE WARWICK ROAD ( 5LW]3DUDGH ) %RZHV5RDG%URZQORZ5RDGSDUDGH * t%RZHV5RDG3DUDGH + :KLWWLQJWRQ5RDG3DUDGH BROWNLOW ROAD

&RPPHUFLDO D PALMERSTON ROAD &RPPXQLW\ + $$3%RXQGDU\

2SSRUWXQLW\VLWH )LJ%RZHV5RDGDFWLYLWLHV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 71 WILMER WAY $UQRV*URYH

POWYS LANE

) 06 A4 ( AD O R RD O LF TE B OW ES RO AD (A 40 6)

EY ROAD

STANL

WARWICK ROAD

ROAD 8QGHUJURXQGVWDWLRQ

ROWNLOW ROAD 7UDLQVWDWLRQ B

%XVVWRS

PALMERSTON

3ULPDU\URDG

%RXQGV*UHHQ %RZHV3DUN $$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ%RZHV5RDGPRYHPHQWDQGFRQQHFWLRQV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

72 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

7RZQVFDSH )LJ cleared for some time and presents a break in the The Bounds Green Recreation Centre (D) is a commercial frontage. tennis and bowls club and a valuable community The area around the development sites is facility with hall hire and catering facilities. characterised by clearly defined urban blocks Generally the quality of the built frontage is of which generally help to define good street a higher quality on the south side of the main A number of local centres and parades provide a environments. The properties addressing the road. This correlates with the larger development valuable resource for local people. The viability A406 directly, given the lack of investment that opportunity sites which are predominantly of the Ritz Parade (E) has been further challenged has occurred in the past, tend to be less well stretched out along the northern side of the road. by the recent TfL Safety and Environment maintained and of more modest townscape quality. Scheme which resulted in the loss of parking spaces and demolition of some of the commercial Area 2b, (Fig 11) is adjacent to Arnos Grove 3XEOLFUHDOPDQGRSHQVSDFH )LJ parade. The commercial parade on the south Station, has characteristics comparable to the The area’s water courses and associated side of the A406 in this location (F) continues established residential areas east of the Telford open spaces (C) provide the main recreational to service the day to day retail and community Road/Wilmer Way axis with a predominance of opportunities for open space amenities for local needs of the local Brownlow Road community. 2 storey semi-detached inter-war and post-war people. Opportunities to improve both Pymmes Both of these centres together form a designated family housing typically of the areas between Brook (a natural river channel) and the New Large Local Centre. Broomfield Secondary School and Broomfield River (an artificial channel) will be sought. The Park (now outside the AAP boundary). The New River in particular has good public access 0RYHPHQWDQGFRQQHFWLRQV )LJ urban grain shifts from east-west to north-south and presents some real opportunities where the across Area 2c south of the A406 with compact The A406 provides excellent strategic links east- quality of both the local environment and public streets of smaller Victorian and Edwardian west and across north London. Arnos Grove and access can be improved as identified by (D). terraced 2 storey housing. Bounds Green underground station (Piccadilly Line) are within walking distance, as is Bowes $FWLYLWLHV )LJ The break in the road at the junction between Park railway station providing links to and from Telford Road and Bowes Road is a node on this Broomfield Secondary School (A), with central London. A range of bus services are from prominent route. It marks a point of transition approximately 1,350 pupils, has a catchment stops along the A406 and Powys Lane/Brownlow to a more street-based urban environment with covering the majority of the NCAAP area. Bowes Road, as follows: both sides of the road presenting built and active Primary School (B) currently has a school roll of edges to the street east of the junction. The Ritz approximately 500 and admits two forms of entry. 34 from Barnet High Street / Barnet Church to Parade provides a point of local orientation along Garfield School has a school roll of approximately Walthamstow Bus Station the road corridor. It is a distinctive building 380 and admits two forms of entry. In 2013 102 from Edmonton Green Bus Station to Brent typical of the 1930s rising to three storeys at the Council agreed permanent expansion plans Cross Shopping Centre its centre. The central prominent bay which taking the primary school to three forms of entry, 184 from Turnpike Lane Bus Station to Barnet provides access to the large assembly hall to construction of the new school is due to begin in 232 from Stonebridge to Turnpike Lane Station the rear is flanked by three storey wings falling autumn 2014. 299 from Queens Avenue to Cockfosters Station to two storeys on either side. The former Esso Garage site west of the Ritz Parade has been

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 73 )ODWV +RXVHV 2SSRUWXQLW\VLWH )ODWVZLWKFRPPHUFLDOFRPPXQLW\JURXQGíRRUIURQWDJH 0HZVKRXVHV $$3ERXQGDU\ 7HOIRUG5RDGVLWHV %RZHV5RDG7HOIRUG5RDGMXQFWLRQVLWHV %RZHV5RDG:LOPHU:D\MXQFWLRQVLWHV 5LW]3DUDGH %RZHV5RDGVLWHV 13

12 WILMER WAY WILMER

NORTH CIRCULAR ROAD (A406) 11 10 9 )LJ1&$$36LWH3URSRVDOV QFHQR &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFH 74 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

1&32/,&<%2:(652$' 3XEOLFUHDOPDQGRSHQVSDFHtWKHSULRULW\ KLJKHUWKDQWRVWRUH\VZLWKWKHKLJKHU 1(,*+%285+22'3/$&( ZLOOEHWRLPSURYHDFFHVVWRDQGWKHTXDOLW\ SDUWRIWKHEXLOGLQJPDNLQJXVHRIWKHFKDQJH RIWKHH[LVWLQJQHWZRUNRIZDWHUZD\V RIOHYHOVDFURVVWKHVLWHDQGWKHRSSRUWXQLW\WR .H\SULQFLSOHVWKDWZLOOJXLGHFKDQJHLQWKH 'HYHORSPHQWLQDUHDVRIRSHQVSDFH VWUHQJWKHQWKHWXUQRIDVWUHHWFRUQHU %RZHV5RDGQHLJKERXUKRRGSODFHDUHDV GHìFLHQF\ZLOOEHUHTXLUHGWRFRQWULEXWH %XLOGLQJVVKRXOGGLUHFWO\DGGUHVV7HOIRUG IROORZV WRZDUGVWKHLPSURYHPHQWRIH[LVWLQJRSHQ 5RDGZLWKGRRUVDQGZLQGRZV 'HYHORSPHQWVLWHVtWKHIROORZLQJ VSDFH3URYLGLQJDFFHVVWRDQGLPSURYLQJ %RXQGDU\WUHDWPHQWVKRXOGEHDSSURSULDWH GHYHORSPHQWVLWHVDUHLGHQWLìHGZKLFKKDYH WKHTXDOLW\RIVSDFHVDORQJ3\PPHV%URRN WRWKHDUHDDQGHQVXUHWKHUHLVDFOHDU WKHVFRSHWRGHOLYHUDPL[RIXVHVLQFOXGLQJ DQGWKH1HZ5LYHUFRUULGRUDUHFRQVLGHUHGD GLVWLQFWLRQEHWZHHQWKHSXEOLFDQGSULYDWH QHZKLJKTXDOLW\KRXVLQJHPSOR\PHQWXVHV SULRULW\LQWKLVUHJDUG UHDOPV FRPPXQLW\IDFLOLWLHVDQGDOLPLWHGDPRXQWRI ,QIUDVWUXFWXUHtWKHVLJQLìFDQWSODQQHG ,PSURYLQJUHVLGHQWLDODPHQLW\tQHZLQìOO QHZUHWDLO UHVLGHQWLDOJURZWKLQWKLVDUHDPXVWEH GHYHORSPHQWSURYLGHVWKHRSSRUWXQLW\WRKHOS • 7HOIRUG5RDGVLWHV VXSSRUWHGE\DSSURSULDWHFRQWULEXWLRQVWR PLWLJDWHWKHLPSDFWVRIWKH1RUWK&LUFXODU • 7HOIRUG5RDG%RZHV5RDGFRUQHUVLWHV WKHSURYLVLRQRIFRPPXQLW\LQIUDVWUXFWXUHLQ 5RDGRQH[LVWLQJKRXVLQJLQ • %RZHV5RDG:LOPHU:D\VLWHV DFFRUGDQFHZLWK1&3ROLF\DERYH DGMDFHQWVWUHHWV • 5LW]3DUDGHVLWHV • %RZHV5RDGVLWHV Where appropriate, this general policy should be These small sites are nestled within an $FURVVWKHVHVLWHVWKHUHLVSRWHQWLDOIRU read in conjunction with more specific policies established residential area with a strong DSSUR[LPDWHO\DGGLWLRQDOQHZ for larger/more significant development sites prevailing sub-urban character. Responding GZHOOLQJVZLWKVRPHVFRSHIRUQHZ within the Bowes Road neighbourhood place. positively to that character and protecting the FRPPHUFLDOUHWDLOíRRUVSDFHDQGFRPPXQLW\ amenities of existing local residents are the IDFLOLWLHV The guidance contained within these principles critical issues associated with progressing 7RZQVFDSHtWKHDUHDLVFKDUDFWHULVHG respond directly to the analysis presented in the redevelopment proposals for these sites. E\SUHGRPLQDQWO\WZRVWRUH\WUDGLWLRQDO Environmental Context section (Section 4). VWUHHWEDVHGKRXVLQJQHLJKERXUKRRGV 1&32/,&<7(/)25'52$'%2:(6 7KHWUDQVLWLRQLQWRDQGEH\RQGWKHDUHDLV 1&32/,&<7(/)25'52$'6,7(6 6,7( 52$'&251(56,7(6 6,7( PDUNHGE\WZRWKUHVKROGSRLQWVDWWKH$ 7KLVLVDNH\MXQFWLRQDQGSRLQWRIWUDQVLWLRQ 7HOIRUG5RDG%RZHV5RDGDQGWKH%RZHV 7KLVLVDVPDOOFROOHFWLRQRIDOUHDG\FOHDUHG DORQJWKH1RUWK&LUFXODU5RDG1HZ 5RDG*UHHQ/DQHVMXQFWLRQV KRXVLQJRSSRUWXQLW\VLWHVZLWKIURQWDJHWR GHYHORSPHQWVKRXOGKHOSGHìQHDQGHQFORVH $FWLYLWLHVtGHYHORSPHQWVZLOOJHQHUDOO\ 7HOIRUG5RDG.H\SULQFLSOHVWREHWDNHQ WKLVMXQFWLRQ.H\SULQFLSOHVWREHWDNHQ EHKRXVLQJOHGZLWKVFRSHIRUPL[HGXVHG LQWRDFFRXQWLQQHZGHYHORSPHQWSURSRVDOV LQWRDFFRXQWLQQHZGHYHORSPHQWSURSRVDOV GHYHORSPHQWZLWKLQLGHQWLìHGFRPPHUFLDO LQFOXGH LQFOXGH FHQWUHVDQGDWNH\QRGHVWKUHVKROGV 5HVSHFWLQJWKHSUHYDLOLQJORFDOFKDUDFWHU 1HZKRXVLQJGHYHORSPHQWSURYLGLQJDUDQJH RIWKHDUHD RIGZHOOLQJW\SHVZLWKWKHRSSRUWXQLW\IRU ,QVRGRLQJEXLOGLQJKHLJKWVVKRXOGQRWEH VRPHKRXVHVDWWKHUHDUDQGDSDUWPHQWVRQ WKHPDLQURDGIURQWDJH

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 75 7HOIRUG5RDG%RZHV5RDGMXQFWLRQ 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

+LJKTXDOLW\QHZGHYHORSPHQWRIXSWR junction has recently been improved, traffic 7KHGHVLJQRIDQGDQ\ODQGVFDSLQJ VWRUH\VLQKHLJKWZKLFKGLUHFWO\DGGUHVVHVWKH capacity increased and the new pedestrian DVVRFLDWHGZLWKQHZGHYHORSPHQWVKRXOG PDLQURDGLVFRQVLGHUHGDSSURSULDWH footbridge is now a prominent local feature. The LQFRUSRUDWHPHDVXUHVWRPLWLJDWHDJDLQVWQRLVH 2QWKHODQGDZD\IURPWKHFHQWUDOFRUQHU environment, as the A406, A1110 Bowes Road DQGDLUSROOXWLRQ DUHDDQGWRWKHUHDUSDUWLFXODUFDUHLV and the B1452 Wilmer Way come together, is UHTXLUHGWRHQVXUHWKHDPHQLWLHVRIH[LVWLQJ not one considered best suited for standard 7KHODQGWRWKHUHDURIWKHFRUQHUSORW UHVLGHQWVDUHSURWHFWHG7KUHHVWRUH\ houses. New residential development should SUHVHQWVWKHRSSRUWXQLW\IRUQHZPHZV UHVLGHQWLDOGHYHORSPHQWZRXOGEHPRUH provide a strong built edge to this junction, with VW\OHGHYHORSPHQWZKLFKFRXOGFRQWULEXWH DSSURSULDWHLQWKHVHORFDWLRQV buildings adding activity and movement to the VLJQLìFDQWO\WRWKHSURYLVLRQRIIDPLO\ 7KHGHVLJQRIQHZKRXVLQJGHYHORSPHQW pavements. New development on the identified KRXVHVLQWKHDUHD.H\SULQFLSOHVIRUWKLV PXVWUHVSRQGWRWRZQVFDSHYLHZVDSSURDFK sites also has scope to improve conditions for SDUWRIWKHVLWHLQFOXGH IURPDOOGLUHFWLRQVJLYHQWKHH[SRVHGDQG existing local residents by reducing the negative $FFHVVHGGLUHFWO\RII:LOPHU:D\WKHVLWHLV SURPLQHQWQDWXUHRIWKLVVLWH impacts of this major road junction. However, VXLWDEOHIRUWZRVWRUH\PHZVVW\OHKRXVLQJ ,QYLHZRIWKHWUDIìFGRPLQDWHGHQYLURQPHQW the scale and form of new development as it ZLWKSULYDWHJDUGHQVDUUDQJHGDORQJWKH DURXQGWKLVMXQFWLRQDQGWKHQHZSHGHVWULDQ abuts and addresses existing dwellings will ERXQGDU\ZLWK%URRPìHOG6HFRQGDU\6FKRRO EULGJHWKHSHGHVWULDQHQYLURQPHQWLV be an important consideration in development 7KHUHLVDQRSSRUWXQLW\WRFUHDWHDQHZOLQN SDUWLFXODUO\LPSRUWDQW%RXQGDU\WUHDWPHQWV proposals for this area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ìQHDQG DSSURSULDWHERXQGDU\EHWZHHQWKHVFKRRO PHDVXUHVWRPLWLJDWHDJDLQVWQRLVHDQGDLU HQFORVHWKLVNH\MXQFWLRQ.H\SULQFLSOHVIRU DQGWKHGZHOOLQJV SROOXWLRQ WKLVSDUWRIWKHVLWHLQFOXGH &RPELQHGWKHVLWHVKDYHWKHFDSDFLW\IRU This is an important and prominent corner 6LWHLVDSSURSULDWHIRUKRXVLQJOHG DSSUR[LPDWHO\GZHOOLQJVZLWKFDSDFLW\ site along the North Circular Road corridor. It UHGHYHORSPHQWZLWKWKHJURXQGORZHUíRRUV IRUJURXQGíRRUFRPPXQLW\XVHVRI has frontages to Pevensey Avenue, Telford EHLQJDSSURSULDWHIRUFRPPXQLW\XVHV DSSUR[LPDWHO\tVTP Road/Bowes Road and Olerton Road and $FFHVVDQGSDUNLQJVKRXOGEHUHVROYHGYLD the relationship between new development WKH:LOPHU:D\HQWUDQFHWRWKHVLWH The junction is a key node along the A406 and the established residential environment +LJKTXDOLW\GHVLJQLVDSULRULW\RQWKLVKLJKO\ and recognised as a point of transition in the around it is therefore of particular importance. SURPLQHQWVLWHZLWKQHZGHYHORSPHQWRIXS local townscape. These large sites therefore However, the NCAAP recognises that this is WRVWRUH\VEHLQJFRQVLGHUHGDSSURSULDWH present an opportunity to deliver high quality a major junction and acts as a transition point 1HZGHYHORSPHQWRQWKHORZHUDQGXSSHU new housing-led development with buildings or node between two parts of the A406. The íRRUVVKRXOGDGGUHVVDQGEHDFFHVVLEOH that directly address the junction and treat it IURPWKH%RZHV5RDGIURQWDJH

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 77 5LW]3DUDGH

78 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

as a space and not simply a traffic dominated form of development is considered appropriate WRWDORIDSSUR[LPDWHO\QHZUHVLGHQWLDO junction. In doing so, a more balanced in this circumstance in view of the relationship GZHOOLQJVZKLFKUHSUHVHQWVDQHWLQFUHDVH relationship should emerge between the existing between the site and the school and the fact that RIDSSUR[LPDWHO\XQLWV traffic role of the junction and its role as a key development along this boundary would make point of convergence for local people as they the school more secure. However, great care will ,IDFRPSUHKHQVLYHUHGHYHORSPHQW travel to school, to the local shopping centres need to be taken to ensure that the relationship RIWKHZKROHSDUDGHLVSURPRWHGLQ and other important local amenities. New between any new development of Broomfield DFFRUGDQFHZLWK&RUH3ROLF\D development can help improve the legibility of Secondary School is considered acceptable with SODQQLQJGHYHORSPHQWEULHIIRUWKHVLWH the area and create more active and pedestrian issues relating to overlooking, overshadowing ZLOOEHUHTXLUHGWRKHOSJXLGHGHYHORSPHQW oriented building frontages. and school security being particularly important. SURSRVDOV7KLVEULHIVKRXOGEHSUHSDUHG ZLWKWKHEHQHìWRIWKHDFWLYHLQYROYHPHQWRI WKHORFDOFRPPXQLW\ The lower floors of the building addressing Bowes 1&32/,&<5,7=3$5$'( 6,7( Road could be appropriate for non-residential/ The commercial viability of the Ritz Parade and 0L[HGXVHGHYHORSPHQWRSSRUWXQLWLHVH[LVW community uses. The need to ensure that new the small adjacent parade to the west has been RQVLWHVHLWKHUVLGHRIWKHFHQWUDOVHFWLRQRI development addresses the main road combined undermined by the recent road improvements. WKHSDUDGH.H\SULQFLSOHVUHOHYDQWWRWKH with the need to create living environments Valuable parking spaces were removed, causing UHGHYHORSPHQWRIWKHVHVLWHVLQFOXGH conducive to family life presents particular parking to spill over onto adjacent streets giving challenges and an appropriate non-residential 5HGHYHORSPHQWZLOOUHWDLQDQGVWUHQJWKHQ rise to some local concerns. The mixed use use in this location could therefore have some WKHFRPPHUFLDOIURQWDJHDWJURXQGíRRU building on the corner of Powys Lane has also benefits. In addition, the concentration of new 2QWKHZHVWVLGHWKHUHLVVLJQLìFDQWVFRSHWR been demolished. Whilst the policy envisages residential development both along the A406 and LQFRUSRUDWHDQHZPRGHVWO\VL]HGIRRGVWRUH the central section of the parade – a building within the New Southgate area will give rise to ZLWKVRPHSDUNLQJWRWKHUHDUZKLFKZRXOG that acts as a local landmark and benefits from the need for significant community infrastructure VHUYHWKHFHQWUHDVDZKROHZLWKWZRVWRUH\V townscape merit – being retained, with no which such a use could help address. However, RIíDWVDERYH formal protection, the site may come forward significant access issues will need to be resolved 2QWKHHDVWVLGHUHGHYHORSPHQWVKRXOG for comprehensive redevelopment. Such an if this use is to be considered appropriate in this EHQHìWIURPEULQJLQJWKHH[LVWLQJSDUNLQJ approach could help address the complex land busy location. DUHDLQWRHYHU\GD\XVHVRWKLVDUHDFDQ ownership patterns in the area and would not in EHQHìWWKHYLDELOLW\RIWKHFHQWUHPRUHGLUHFWO\ itself be considered contrary to the policy above. The introduction of a new mews style 2QWKHHDVWVLGHWKHUHLVSRWHQWLDOIRUVPDOOHU If a more comprehensive approach is pursued, development to the rear of the site along the FRPPHUFLDOXQLWVRQWKHJURXQGíRRUZLWK new community facilities in this key large local boundary with Broomfield School is seen as WZRVWRUH\VRIíDWVDERYH centre site will need to be an important part of an appropriate exception to the general policy the proposed land use mix. seeking to resist backland development. This 7KHVLWHVHLWKHUVLGHRIWKHFHQWUDOSDUW RIWKH5LW]3DUDGHKDYHSRWHQWLDOIRUD

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 79 N LANES (A105)

C H E Q

14 U O E A R KT S H

O W RP E R A

OAD Y

15 NORTH CIRCULAR ROAD (A406)

16 17

18 19 MELVILLE GARDENS

6RXWKJDWH7RZQ+DOO *UHHQ/DQHVQRUWKVLWH *UHHQ/DQHV(OPGDOH5RDGVLWH

ES (A105) *UHHQ/DQHV1RUWK&LUFXODU5RDGVLWH

AN %RZHV5RDGVRXWKVLWH 2OG/DERXU([FKDQJHVLWH %LUFKZRRG&RXUWVLWH

GREEN L $$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ*UHHQ/DQHVRSSRUWXQLW\VLWHV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

80 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

Notwithstanding the option of the central 3URYLVLRQRIKLJKTXDOLW\QHZKRXVLQJZKLFK maintaining an acceptable relationship the Jehovah's Witness Hall being retained, the GHOLYHUVDUDQJHRIKRXVLQJW\SHV properties along Westminster Drive whose Council would respond constructively if proposals 1HZKRXVLQJVKRXOGGLUHFWO\DGGUHVVDQGEH gardens back on to the site. A new pedestrian came forward for comprehensive redevelopment, DFFHVVHGIURP%RZHV5RDGZLWKZLQGRZV at-grade crossing has been provided as part of in recognition that greater opportunities may DQGGRRUVIDFLQJWKHVWUHHWDQGSURYLGLQJ the TfL improvements to the road corridor and exist to further strengthen the viability of the DFWLYLW\ this should improve the chance of new residents commercial element of the scheme through 'HYHORSPHQWVKRXOGWDNHSDUWLFXODUFDUH being able to support the short parade of local the provision of a consolidated, modern and WRHQVXUHWKHDPHQLWLHVRIUHVLGHQWVLQ businesses on the opposite side of the A406. purpose built accommodation with associated VXUURXQGLQJVWUHHWVDUHQRWDGYHUVHO\ parking for the public. In view of the townscape DIIHFWHG The existing mature trees on the site are a value of the existing parade, emphasis would 7KHSULQFLSDOYHKLFXODUDFFHVVSRLQWLVIURP particular asset and where possible these should be placed on the need to deliver a high quality 3RZ\V/DQHZLWKDFFHVVDOVREHLQJSURYLGHG be retained. The New River is nearby and to scheme which provides a visual reference point YLD%URRPìHOG5RDG help improve the quality of the open space for those travelling along the main road corridor. 7KHPDWXUHWUHHVRQWKHVLWHSURYLGHWKH network in the area, there is an opportunity along Comprehensive change may also enable new RSSRUWXQLW\WRSURYLGHKLJKTXDOLW\VKDUHG Russell Road to improve a small public space development to be mixed use and of a higher RSHQDPHQLW\VSDFHIRUWKHHQMR\PHQWRI along the New River path which has the potential density than currently exists; subject to the QHZDQGH[LVWLQJUHVLGHQWV to benefit the wider community. need to respect and be in keeping with local 'HYHORSPHQWVKRXOGLPSURYHDFFHVVWRWKH townscape character. Development must be of ORFDOQHWZRUNRIJUHHQVSDFHV,QSDUWLFXODU 1(,*+%285+22'3/$&(t a high quality and make a positive architectural WKHUHLVDOVRWKHRSSRUWXQLW\WRGHOLYHU *5((1/$1(6 contribution to the local area. If comprehensive LPSURYHPHQWVWRWKHQHDUE\VPDOORSHQ The area is bound to the west by the railway redevelopment of the Parade is being promoted VSDFHDWWKHQRUWKHUQHQGRI5XVVHOO5RDG lines, and the New River to the north as it it may be appropriate to consolidate the 1HZGHYHORSPHQWDGGUHVVLQJ%RZHV5RDG sweeps east of Palmers Green. To the east the commercial uses to the central part of the site. VKRXOGEHVWRUH\VZLWKGZHOOLQJVZLWKLQWKH boundary is formed by Melville Gardens and VLWHUHGXFLQJWRWKUHHVWRUH\V Princes Avenue. The designated Large Local 1&32/,&<%2:(652$'6,7(6 6,7( Centre of Green Lanes provides the focal axis for t32:<6/$1(72%5220),(/' 7KLVODUJHVLWHKDVWKHFDSDFLW\IRUWKH this predominantly residential area. 52$' GHOLYHU\RIDSSUR[LPDWHO\DGGLWLRQDO GZHOOLQJV 7KLVODUJHVLWHZLOOGHOLYHUDUDQJHRI 2SSRUWXQLW\VLWHV )LJ KRXVLQJW\SHVDQGSUHVHQWDVWURQJEXLOW This is a major site with the potential to deliver Development opportunities in this part of the HGJHWR%RZHV5RDGWDNLQJDGYDQWDJHRI a significant proportion of the new residential AAP area are concentrated around the junction H[LVWLQJDFFHVVSRLQWVLQWRWKHVLWH.H\ development envisaged for the area. The between the A406 and Green Lanes. In SULQFLSOHVUHOHYDQWWRWKHUHGHYHORSPHQWRI site is deeper than many other sites given particular, the land on the northern side of this WKHVHVLWHVLQFOXGH the alignment in the A406 and this enables junction presents opportunities for redevelopment new development to turn into the site whilst and investment (16 and 17) together with the

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 81 /RFDOHQYLURQPHQWVDFURVVWKH*UHHQ/DQHVQHLJKERXUKRRGSODFH

82 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 83 -

0 N LANES (A105) *

C H E Q E U O E A R KT D S H

O W RP E R A

OAD Y 406) I F

NORTH CIRCULAR ROAD (A / $ 6W0LFKDHODW%RZHV-XQLRU6FKRRO % 7RWWHQKDOO,QIDQW6FKRRO & 7ULQLW\DW%RZHV&KXUFK %XIIHU%HDU1XUVHU\ ' 7KH'DUML3DYLOLRQDQG3DOPHUV*UHHQ0RVTXH ( 6RXWKJDWH7RZQ+DOOVLWH

& MELVILLE GARDENS ) 3DOPHUV*UHHQ%DSWLVW&KXUFK * 6W$QQHpV+LJK6FKRRO8SSHU6LWH + *UHHQ/DQHV , *UHHQ/DQHVQRUWK + - 3DOPHUV*UHHQ . $ . 7RWWHQKDOO5RDGSDUDGH % / 5HJHQWV$YHQXH,QGXVWULDO(VWDWH 0 7UDYLV3HUNLQVVLWH

(A105)

ES ,QGXVWULDO

AN &RPPHUFLDO

&RPPXQLW\

GREEN L

$$3%RXQGDU\

2SSRUWXQLW\VLWH )LJ*UHHQ/DQHVDFWLYLWLHV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

84 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

ES (A105)

EEN LAN

C H E Q

U O E A R KT S H

O W RP E R A

OAD Y

NORTH CIRCULAR ROAD (A406)

MELVILLE GARDENS

3RLQWRIWUDQVLWLRQ

$$3ERXQGDU\ ES (A105)

AN 2SSRUWXQLW\VLWH

3RVLWLYHIURQWDJH

GREEN L 1HXWUDOIURQWDJH

1HJDWLYHIURQWDJH )LJ*UHHQ/DQHVWRZQVFDSH &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 85 GREEN LANES (A105)

C H E Q

U O E A R KT S H

O W RP E R A

OAD Y

(A406) ROAD

NORTH CIRCULAR

ENS

ARD

MELVILLE G

7UDLQVWDWLRQ

%XVVWRS

3ULPDU\URDG

GREEN LANES (A105)

$$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ*UHHQ/DQHVtPRYHPHQW &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

86 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

S (A105)

GREEN LANE

C H $ E Q

U O E A R KT S H

O W RP E R A

OAD Y 406)

ROAD (A %

NORTH CIRCULAR

ARDENS

LVILLE G

$ 2DNWKRUSH5RDGVSRUWVJURXQGV % &KHUU\%ORVVRP&ORVHSOD\LQJìHOGV

LANES (A105) 2SHQJUHHQVSDFH

5LYHU

GREEN

$$3ERXQGDU\

2SSRUWXQLW\VLWH )LJ*UHHQ/DQHVtRSHQVSDFH &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 87 N LANES (A105)

GREE C H E 14 Q U

E O R AKT S H OR W

PE R

OAD A Y 20

H CIRCULAR ROAD (A406) NORT 16 17

18 19 MELVILLE GARDENS 6RXWKJDWH7RZQ+DOO *UHHQ/DQHVQRUWKVLWH *UHHQ/DQHV(OPGDOH5RDGVLWH *UHHQ/DQHV1RUWK&LUFXODU5RDGVLWH %RZHV5RDGVRXWKVLWH 2OG/DERXU([FKDQJHVLWH %LUFKZRRG&RXUWVLWH

A105) 2SSRUWXQLW\VLWH

)ODWVZLWKFRPPHUFLDOJURXQGíRRUIURQWDJH

)ODWV

GREEN LANES ( +RXVHV

0HZVKRXVHV

$$3ERXQGDU\ )LJ1&$$36LWH3URSRVDOV &URZQ&RS\ULJKWDQGGDWDEDVHULJKW2UGQDQFH6XUYH\/LFHQFHQR

88 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

Old Labour Exchange (19) adjacent to the petrol the area with Tottenhall Infant School and St which clearly acts as a major node on this station on the south side of the road which is Michael-at-Bowes Junior School located to the major intersection, the buildings do not respond a particular local eyesore. Opportunities also south east of the NCAAP area and St Anne’s particularly positively. Whilst the buildings on exist further north along Green Lanes (15) and Catholic High School for Girls just beyond the the south side present an active commercial edge the Southgate Town Hall site (14), owned by NCAAP boundary in Palmers Green. The to the street at ground floor level, the pedestrian Enfield Council, now benefits from a planning Palmers Green Mosque and the adjacent Darji environment north of the junction is far less brief. Some smaller residential sites have been Pavilion are major community facilities for the successful. identified to the east of the area (20). local Muslim community. Beyond the junction to the north, Green Lanes $FWLYLWLHV )LJ 7RZQVFDSH )LJ becomes more fragmented as a commercial spine before the Palmers Green approach. The area is arranged around the commercial The majority of the development sites are located spine of Green Lanes. South of the A406 along Green Lanes. The ancient thoroughfare 0RYHPHQWDQGFRQQHFWLRQV )LJ junction Green Lanes provides a wide variety of of Green Lanes is one of London’s longest commercial uses which serve the everyday needs commercial streets and presents a diverse Palmers Green is the nearest railway station of local residents. North of the junction the range of cultures which reflect the numerous which provides train services into central London commercial spine is more fractured with some communities it serves along its length. in under 30 minutes. The network of bus routes ground floor residential uses being introduced. ensure the area is well connected with its South of the A406 the urban structure is hinterland. The routes serving the area include: The Regents Avenue Industrial Estate occupies composed of regular urban residential blocks a prominent location just behind the commercial with two storey, typically semi-detached housing 34 from Barnet High Street / Barnet Church to unit on the north east corner of the junction. The addressing the street. These streets, oriented Walthamstow Bus Station majority of this site is occupied by a bus depot. east-west, provide good and frequent access to 102 from Edmonton Green Bus Station to The Enfield Employment Land Review 2012 Green Lanes. The townscape quality of Green Brent Cross Shopping Centre recommended that the site is retained in the Lanes itself is variable with some good quality 121 from Enfield Island Village to short to medium term for employment uses. parades which have retained their historic Turnpike Lane Station qualities, and some more fragmented stretches 141 from Green Lanes/A406 junction to The Southgate Town Hall building is on the which would benefit from investment and, in London Bridge northern boundary of the NCAAP area and places, redevelopment. 232 from Stonebridge to Turnpike Lane Station benefits from a planning brief which identifies 329 from Enfield to Turnpike Lane Station a range of potential community uses that would Unusually for a major intersection and in contrast W4 from the Great Cambridge Road junction to be suitable within the existing building. Beyond to other major junctions along the route of Green Tottenham Hale that, schools and churches provide the main Lanes, the junction with Bowes Road/A406 1 from Enfield to Trafalgar Square elements of community infrastructure across does not act as a particularly prominent node. However, given the magnitude of the junction

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 89 6RXWKJDWH7RZQ+DOO 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

3XEOLFUHDOPDQGRSHQVSDFH )LJ 7RZQVFDSHtSURWHFWLRQRIDQGLPSURYHPHQW Green Lanes is one of London’s longest and WRWKH*UHHQ/DQHVFRPPHUFLDOIURQWDJH oldest high streets. This stretch of Green Lanes This eastern part of the NCAAP suffers from a LVDSULRULW\SDUWLFXODUO\VRXWKRIWKH is varied with the southern end being part lack of publicly accessible open space. Larger $MXQFWLRQ7KHVWUHQJWKHQLQJRIWKH of the extensive commercial high street that spaces exist on both the north and south sides MXQFWLRQZLWKWKH$LQWRZQVFDSHWHUPV stretches south to Wood Green and continues to of the A406 but they are not generally publicly LVDQRWKHUSULRULW\WKURXJKWKHPL[HGXVH Newington Green. There are continual, largely accessible. The waterways do provide an UHGHYHORSPHQWRIRSSRUWXQLW\VLWHVRQWKH independent, commercial uses leading north up informal leisure and walking resource and, in QRUWKVLGHRIWKHMXQFWLRQ to the junction with the A406. On the north side particular, parts of Pymmes Brook and the New $FWLYLWLHVt1HZGHYHORSPHQWZKLFK of the junction this continuity is broken by some River Path are in good condition and act as a VWUHQJWKHQVWKHFRPPHUFLDOXVHVDORQJ*UHHQ residential uses and more generally the street valuable local amenity. /DQHVERWKQRUWKDQGVRXWKRIWKH$ZLOO edge weakens and in this location Green Lanes EHVWURQJO\HQFRXUDJHG([LVWLQJFRPPXQLW\ no longer operates as a local high street. 1&32/,&<*5((1/$1(6 XVHVVKRXOGEHPDLQWDLQHGDQGVXSSRUWHG 1(,*+%285+22'3/$&( ZKHUHYHUSRVVLEOHZLWKDQ\UHIXUELVKPHQWRI The sites around the junction present the most .H\SULQFLSOHVWKDWZLOOJXLGHFKDQJHLQWKH EXLOGLQJVUHWDLQLQJFRPPXQLW\XVH significant development opportunities although *UHHQ/DQHVQHLJKERXUKRRGSODFHDUHDV 3XEOLFUHDOPDQGRSHQVSDFHtWKHSXEOLF ownership is mixed and generally fragmented IROORZV UHDOPDORQJ*UHHQ/DQHVVKRXOGEH which will make bringing the sites forward more LPSURYHG*UHHQURXWHVLQWKHDUHDVKRXOG difficult. The commercial sites on the south side 'HYHORSPHQWVLWHVtWKHIROORZLQJ EHVWUHQJWKHQHGSDUWLFXODUO\WKH1HZ are in reasonable condition with few vacancies GHYHORSPHQWVLWHVDUHLGHQWLìHGZKLFKKDYH 5LYHU3DWKDQGRWKHUZDWHUZD\URXWHV and the buildings are occupied by residential WKHVFRSHWRGHOLYHUDPL[RIXVHVLQFOXGLQJ 1HZGHYHORSPHQWLQDUHDVRIRSHQVSDFH uses on upper floors. The street benefits from QHZKLJKTXDOLW\KRXVLQJHPSOR\PHQW GHìFLHQF\ZLOOEHUHTXLUHGWRLPSURYH a strong building line and both sides of the XVHVFRPPXQLW\IDFLOLWLHVDQGQHZUHWDLO DFFHVVWRH[LVWLQJRSHQVSDFHQHWZRUN street contribute well to the local high street GHYHORSPHQW 7KHZDWHUVLGHVSDFHVDORQJWKH1HZ5LYHU character. On the north side of the road the high • 6RXWKJDWH7RZQ+DOOVLWH FRUULGRUDUHDSULRULW\LQWKLVUHJDUG street character is far less strong and the street • *UHHQ/DQHVQRUWKVLWHV ,QIUDVWUXFWXUHtWKHVLJQLìFDQWSODQQHG is much weaker as a result. Whilst ownerships • *UHHQ/DQHV$MXQFWLRQVLWHQRUWKZHVW UHVLGHQWLDOJURZWKLQWKLVDUHDPXVWEH will again be fragmented, Green Lanes would • *UHHQ/DQHV$MXQFWLRQVLWHQRUWKHDVW VXSSRUWHGE\DSSURSULDWHFRQWULEXWLRQVWR benefit from these sites coming forward in the • *UHHQ/DQHV$MXQFWLRQVLWHVRXWKZHVW WKHSURYLVLRQRIFRPPXQLW\LQIUDVWUXFWXUHLQ longer term and in doing so they would present a • *UHHQ/DQHV$MXQFWLRQVLWHVRXWKHDVW DFFRUGDQFHZLWK1&3ROLF\DQG1&3ROLF\ valuable opportunity to strengthen the role of this • %LUFKZRRG&RXUWVLWHV DERYH important junction. $FURVVWKHVHVLWHVWKHUHLVSRWHQWLDOIRU DSSUR[LPDWHO\DGGLWLRQDOQHZGZHOOLQJV 7KLVJHQHUDOSROLF\VKRXOGEHUHDGLQ The junction is identified as a point of transition VXSSRUWHGE\DUDQJHRIFRPPHUFLDODQG FRQMXQFWLRQZLWKPRUHVSHFLìFSROLFLHVIRU along the North Circular Road corridor. It is a RWKHUXVHV ODUJHUPRUHVLJQLìFDQWGHYHORSPHQWVLWHV key junction and acts as an important point of ZLWKLQWKH*UHHQ/DQHVQHLJKERXUKRRGSODFH orientation. This role could be strengthened

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 91 *UHHQ/DQHV$MXQFWLRQ

92 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

with the redevelopment of the sites on the north Prevailing building heights range from three (QWLUHO\UHVLGHQWLDOVFKHPHVPD\EH side if they came forward. The area around the storeys in Shapland Way with the new housing FRQVLGHUHGDSSURSULDWHZKHUHWKH\DUH junction is one of the more accessible locations development opposite the site rising to four RIVXIìFLHQWO\KLJKTXDOLW\LQWHUPVRIWKHLU in the Borough with a PTAL rating of 4. This, storeys. The site presents the opportunity to GHVLJQDQGPDWHULDOV combined with the wide range of retail and secure the long term community-based use of 1HZEXLOGLQJVLQWKLVORFDWLRQVKRXOGUHVSHFW community services and facilities along Green the building. The site does benefit from public ORFDOWRZQVFDSHFKDUDFWHUDQGLQGRLQJVR Lanes makes the location a highly sustainable access to the New River and a river frontage EHDSSUR[LPDWHO\WKUHHRUIRXUVWRUH\VLQ one for new development. which is not something the current building KHLJKW exploits. There is public access to the river 1HZGHYHORSPHQWRSSRUWXQLWLHVZLOOEH Other key sites include the Southgate Town Hall side. The opportunity to introduce new housing H[SHFWHGWRUHVSRQGWRWKHWUDQVLWLRQDO which has potential for ongoing community uses development on the western side of the site QDWXUHRIWKLVDFWLYHFRUULGRU and some new residential development. will enable the site to take advantage of this environmental asset. Care will need to be taken Green Lanes in this location no longer operates 1&32/,&<6287+*$7(72:1+$// to protect the amenities of properties along as a local high street. Whilst commercial ground 6,7( Palmerston Crescent whose back gardens back floor uses may be appropriate, such uses are on to the river opposite the site. not considered a requirement in this location. ,QDFFRUGDQFHZLWKWKH6RXWKJDWH7RZQ+DOO Emphasis will be placed on the quality of the SODQQLQJEULHIWKHSULQFLSDOVSDFHVLQWKH 1&32/,&<*5((1/$1(6 6,7( design and importance of delivering a building IRUPHUWRZQKDOODQGOLEUDU\EXLOGLQJZLOO which addresses the street in an appropriate EHUHWDLQHGUHIXUELVKHGDQGRUFRQYHUWHG 7KHVLWHDWWKHQRUWKHUQH[WHQWVRIWKH manner. ZLWKDSSURSULDWHXVHVLQFOXGLQJFRPPXQLW\ *UHHQ/DQHV/DUJH/RFDO&HQWUHLVSDUWO\ DQGRIìFHFRPPHUFLDOXVHV7KHVLWHLVDOVR LQíRRG]RQHKRZHYHULWVWLOOSURYLGHV 1&32/,&<*5((1/$1(6$ DSSURSULDWHIRUQHZKLJKTXDOLW\UHVLGHQWLDO DQRSSRUWXQLW\WRHVWDEOLVKDPRUHGLVWLQFW -81&7,211257+ 6,7(6$1' GHYHORSPHQWRQWKH6KDSODQG:D\DQG UHODWLRQVKLSEHWZHHQWKH3DOPHUV*UHHQ 1HZ5LYHUIURQWDJHV 'LVWULFW&HQWUHDQGWKH*UHHQ/DQHV/DUJH 7KHSDUFHOVRIODQGHLWKHUVLGHRI*UHHQ /RFDO&HQWUH7KH&RXQFLOZLOOWKHUHIRUH /DQHVRQWKHQRUWKVLGHRIWKHMXQFWLRQZLWK ,QDGGLWLRQWRWKHUHIXUELVKHGíRRUVSDFH VWHHUGHYHORSPHQWWRZDUGVWKHDUHDRI WKH$SUHVHQWPDMRURSSRUWXQLWLHVIRUD WKLVVLWHKDVWKHVFRSHWRGHOLYHUXSWR ORZHVWULVNDQGWDNHDíH[LEOHDSSURDFK QHZGHYHORSPHQWWRDGGUHVVWKHSURPLQHQW GZHOOLQJV WRSURSRVHGJURXQGíRRUXVHVRQVLWHVLQ FRUQHU.H\SULQFLSOHVUHOHYDQWWRWKH The Southgate Town Hall planning brief was WKLVORFDWLRQ.H\SULQFLSOHVUHOHYDQWWRWKH UHGHYHORSPHQWRIWKLVVLWHLQFOXGH adopted in October 2011 and provides a planning UHGHYHORSPHQWRIWKHVHVLWHVLQFOXGH framework for this prominent and important 1HZGHYHORSPHQWZLOOSUHVHQWDVWURQJ Council owned site. Protection is given to the 1HZGHYHORSPHQWVKRXOGFRQWULEXWH DQGDFWLYHEXLOWHGJHWR*UHHQ/DQHVZLWK existing community uses and new uses are SRVLWLYHO\WRWKHORFDOWRZQVFDSHDQGWDNH ZLQGRZVDQGGRRUVDGGUHVVLQJWKHVWUHHW identified as being appropriate future uses for the WKHRSSRUWXQLW\WRVWUHQJWKHQWKLVSURPLQHQW GLUHFWO\ building. These include health uses should the FRUQHUZLWKKLJKTXDOLW\GHYHORSPHQW need arise.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 93 )RUPHU/DERXU([FKDQJHVLWH

94 4 ENVIRONMENTAL CONTEXT AND THE THREE NEIGHBOURHOOD PLACES

%RWKWKH%RZHV5RDGDQG*UHHQ/DQHV %RXQGDU\WUHDWPHQWZLOOEHLPSRUWDQWWR 7KHVLWHLVDSSURSULDWHIRUFRPPHUFLDORIìFH IURQWDJHVVKRXOGEHDGGUHVVHGE\QHZ HQVXUHWKHUHLVDFOHDUGLVWLQFWLRQEHWZHHQ XVHVRQWKHJURXQGíRRU8SSHUíRRUVFRXOG GHYHORSPHQW SXEOLFDQGSULYDWHHQYLURQPHQWV DFFRPPRGDWHDPL[RIRIìFHVDQGUHVLGHQWLDO 7KHVLWHLVDSSURSULDWHIRUUHWDLOFRPPHUFLDO 7KHUHLVVFRSHWRSURYLGHYHKLFXODU GHYHORSPHQW XVHVRQWKHJURXQGíRRU8SSHUíRRUVFRXOG DFFHVVWRWKHVLWHYLDWKHDFFHVVODQHRQ 7KHKHLJKWRIQHZEXLOGLQJVKRXOGEH DFFRPPRGDWHDPL[RIQHZRIìFHVDQG VLWHLPPHGLDWHO\WRWKHHDVWVXEMHFWWR DSSUR[LPDWHO\WKUHHVWRUH\V UHVLGHQWLDOGHYHORSPHQW QHJRWLDWLRQDQGDSSURYDORIUHOHYDQWODQG 9HKLFXODUDFFHVVWRWKHVLWHVKRXOGEHJDLQHG ,WLVDSSURSULDWHIRUQHZGHYHORSPHQWWREH RZQHUV YLD3ULQFHV$YHQXH DSSUR[LPDWHO\IRXUWRìYHVWRUH\VLQKHLJKW %XLOGLQJVVKRXOGEHDPD[LPXPRIWKUHH DWWKLVLPSRUWDQWQRGHDQGSRLQWRIWUDQVLWLRQ VWRUH\V This small site, formerly the local labour RQWKHURDGFRUULGRU exchange, has remained undeveloped for some This site is regular in shape and presents an considerable time. Whilst it falls outside of the This is a prominent and important junction opportunity for new housing development which designated Green Lanes Large Local Centre, along both the North Circular Road and Green would benefit from the shops and services and with its prominent A406 frontage, it presents Lanes. This is one of a series of key points along public transport facilities provided nearby along an opportunity for mixed use development, the A406 corridor that provide the opportunity Green Lanes. Access to the site would need including commercial/office space, appropriate to to provide a point of orientation. The road has to be resolved. There is an existing service/ its setting between the petrol filling station and been widened and the capacity of the junction access lane to the rear of the Green Lane shops the Clock House retail parade. Subject to TfL’s improved but the buildings which form this key which has the potential to provide the site with views and the nature of the proposed use and junction, particularly on the north side, are low vehicular/parking access although ensuring associated traffic generation, there is scope to key and fail to address this key junction in a this provides an open and accessible access to establish access/egress to/from the site via both positive way. the site at all times is likely to require further the A406 and Princes Avenue. investigation. 1&32/,&<*5((1/$1(6$ In terms of residential use, there is scope for a -81&7,216,7(6287+:(67 6,7( 1&32/,&<*5((1/$1(6$ small number of apartments on the upper floors -81&7,216,7(6287+($67 6,7( of any new development subject to other relevant 7KLVLVDVPDOOKRXVLQJRSSRUWXQLW\VLWH.H\ policies. SULQFLSOHVUHOHYDQWWRWKHUHGHYHORSPHQWRI 7KLVIRUPHU/DERXU([FKDQJHVLWHLV WKLVVLWHLQFOXGH VXLWDEOHIRUPL[HGXVHGHYHORSPHQWZLWK FRPPHUFLDORIìFHDFFRPPRGDWLRQRQ 7KLVFOHDUHGVLWHSUHVHQWVDQRSSRUWXQLW\IRU ORZHUíRRUVDQGDSDUWPHQWVDERYH.H\ DQHZKRXVLQJGHYHORSPHQWZKLFKFRQWLQXHV SULQFLSOHVUHOHYDQWWRWKHUHGHYHORSPHQWRI WKHVWURQJUHVLGHQWLDOEXLOGLQJOLQHIURPWKH WKLVVLWHLQFOXGH VLWHpVQHLJKERXULQJ%RZHV5RDGKRXVHV 1HZGHYHORSPHQWZLOODGGUHVVWKH$ GLUHFWO\DQGFUHDWHDVWURQJVWUHHWIURQWDJH DWWKLVNH\MXQFWLRQ

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 95

6(&7,21 9LHZWRZDUGV%RZHV3ULPDU\6FKRRODORQJ%RZHV5RDG

98 ,1)5$6758&785(35,25,7,(6$1' '(/,9(5<0(&+$1,606

,1752'8&7,21 .(<,1)5$6758&785(5(48,5(0(176 6,7( '(/,9(5<7,0()5$0( The North Circular Regeneration Priority Area is 1 Ladderswood Estate 2013/18 (GXFDWLRQ in the south west of the Borough. It is an area 2 Western Gateway site A 2018/20 NC Policy 4 outlines the most current local that is predominantly residential in character and 3 Western Gateway site B 2018/20 education needs for the area. The Council will one that has suffered from lack of investment, 4 secure financial contributions from development resulting in blight and a poor environment. Western Gateway site C 2018/20 5 New Southgate Station 2017/18 in line with the Council’s adopted s106 SPD to fund the local need for more school places. The Core Strategy envisaged that approximately 6 Coppicewood Lodge 2017/18 2,000 new homes will be delivered across the 7 Arnos Grove Station 2017/18 3URYLVLRQRI)OH[LEOH&RPPXQLW\ NCAAP area within the plan period of up to Arnos Pool, Bowes Road Library 8 2016/17 ,QIUDVWUXFWXUH6SDFH 2026. This Action Plan has reviewed the level of and Arnos Grove Medical Centre housing growth and has identified a number of 9 Telford Road sites 2014 Through private sector development the Council sites that, combined would deliver in the region 10 Telford Road/Bowes Road corner 2014/15 will secure financial contributions to deliver of 1,400 new homes. The delivery and phasing of improvements in community infrastructure 11 Bowes Road/ Wilmer Way sites 2014/15 this housing growth will need to be coordinated provision to fulfil a range of social infrastructure 12 Ritz Parade sites 2016/17 alongside the delivery of all necessary supporting requirements. With detailed requirements yet to infrastructure. 13 Bowes Road sites 2014/15 be determined in liaison with community service 14 Southgate Town Hall 2015 providers, the AAP needs to deliver a flexible 15 Green Lanes north 2018/20 planning and development framework. 3+$6,1*3/$1 16 Green Lanes Junction NW 2018/20 In the NCAAP area, there are pockets of high The NCAAP has identified 20 opportunity sites. 17 Green Lanes Junction NE 2018/20 deprivation affecting children and families. An indicative phasing plan for the AAP is set out 18 Green Lanes Junction SW 2016/17 There are also significant numbers of teenage below which illustrates the delivery time scales 19 Green Lanes Junction SE 2018/20 pregnancies and mobile families, not in of each opportunity site. 20 Birchwood Court 2014 permanent accommodation. Community )LJ6LWHSKDVLQJ facilities should prioritise the provision of specific support to young parents, children in the early years and vulnerable children in mobile families. In particular, there is a need for safe local, accessible and good quality community and play areas through improvements to existing and the provision of new facilities to encourage active physical and social development.

A number of opportunity sites are identified as having the capacity and suitable location to

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 99 fulfil a variety of local needs, some of which are the potential to become a social enterprise for the 23325781,7<6,7( '(6&5,37,21 identified below. children and young people. Site 1 - Ladderswood Estate Minimum 300sqm Community Space – potential uses yet to be &KLOGFDUHIDFLOLWLHV (OGHUO\&DUH determined. Management of the facility to be provided by One The North Circular AAP falls within the The NCAAP area also has a higher proportion of Housing. Some youth provision is to be explored. authority’s major areas of deprivation. Sufficient older residents. New development opportunities childcare facilities for three and four year old pre- must take into account the needs of older Possibility to include the school children, and infrastructure catering for residents in terms of security and mobility. In relocation of services currently offered at 10 Danford House deprived younger children should be provided. particular, new development should contribute to more visible and inclusive towards the provision of appropriate community location within New Southgate, ideally close to Arnos Grove The situation remains dynamic but as a centres locally in the three neighbourhood places -PDBM$FOUSF XIJDICFOFíUTGSPN minimum the North Circular AAP area should and the need for links to supportive community good levels of public transport seek to secure provision of 60 part time nursery organisations to help older residents overcome accessibility. places. The Council will keep the situation under social isolation. Site 2 - Western Gateway site A Community facilities as part of a mixed development scheme. continual review. The private sector may respond 'MPPSTQBDFBTZFUVOEFíOFE to fulfil this additional demand resulting from the Site 6 Coppicewood Lodge Community facility connected planned housing growth and the AAP identifies to new residential development, a number of potentially suitable locations where local open spaces and Bowes Road frontage to complement such community facilities could be located. existing activity. However, the Council is aware of the range of Site 11 - Bowes Road/ A minimum 600sqm of factors that may influence delivery by the private Wilmer Way sites DPNNVOJUZîFYJCMFVTFT

sector such as the availability of suitable sites Site 12 - Ritz Parade sites Provision of community facilities to be and premises and the viability of delivery. determined by planning brief if site comes forward for comprehensive development.

3OD\'HYHORSPHQW )LJ6LWHVZLWKSURSRVHGíH[LEOHFRPPXQLW\LQIUDVWUXFWXUH The Play Development Team (Community Access, Childcare & Early Years) has identified a need for an adventure playground within the area. The success of the Florence Hayes Adventure Playground in Edmonton provides a useful reference point. The centre could also be used as a community hub. It could lend itself to community meetings, training and development classes, coffee mornings, a crèche and also has

100 3URYLVLRQRI+HDOWK,QIUDVWUXFWXUH6SDFH Enfield Community Services have established 23325781,7<6,7( '(6&5,37,21 a need to improve access to family and sexual DQG3URJUDPPHV Site 8 - Arnos Pool, Bowes A new modernised medical health services in the Bowes Road area. This is Road Library and Arnos facility of some 750 sqm The regeneration of the NCAAP area provides supported by a public health needs assessment. Grove Medical Centre providing new opportunities to a unique and very important opportunity combine three local GP practices Together with the commissioning strategy for to make better use of existing facilities and into a joint and expanded Musculo Skeletal (MSK) services, this underpins service in response to changing services. Steps will be taken to strengthen needs of the local population. the need to identify a suitable location at the existing local health networks and infrastructure, Haringey/Enfield/ Barnet border, which will be Site 14 - Southgate Town Hall Enhanced setting cluster of including pharmacies, dentists, health centres community facilities with good strategically placed to deliver more local services. accessibility to Arnos Grove and children’s centres – improving promotion, Station. Upgrade and possible signposting and ease of access locally. expansion of Doctor’s surgery.

'FBTJCJMJUZPGUIFHSPVOEîPPS Through new development opportunities, the of Bowes Road Library to Council will secure financial contributions to accommodate new family and improvements in local health provision to support sexual health service (to be explored). planned housing growth and improve existing deficiencies in health provision. Research )LJ6LWHVZLWKSURSRVHGKHDOWKLQIUDVWUXFWXUH undertaken by the Council using the Healthy Urban Development Unit (HUDU) model reveals that approximately £7 million is estimated to be needed to support the Plan’s proposed level of housing growth.

Primary healthcare services for the area arising from the planned housing growth will be delivered through new floorspace (expansion of existing facilities and/or new facilities) as well as investment in and delivery of existing and new healthcare programmes. One of the key aims is to ensure the long term sustainability of healthcare services in the area, and address key issues such as population growth and meeting the particular healthcare needs of a diverse local ethnic population.

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 101 2SHQ6SDFH%OXH5LEERQ1HWZRUNDQG 23325781,7<6,7( '(6&5,37,21

%LRGLYHUVLW\,PSURYHPHQWV New River Improvement Local environmental and opportunity (Fig 21) biodiversity enhancements. Recognising that NCAAP area provides limited Formalise pubic access. opportunities to provide new open spaces, it Cherry Blossom Close (Fig 29) Continue to explore opening is more appropriate to consider other options up public access and introduce for improving the quality of and access to functions normally associated with a small local park, such as existing public open spaces. Existing areas of children’s play and landscaped open space could be diversified to incorporate areas, into part of the space elements of natural / semi natural greenspace. to alleviate part of the existing EFíDJFODJFT New public square outside Detailed in New Southgate In addition, green linkages and the area’s blue Arnos Grove Station entrance Masterplan ribbon network, centred around the New River The enhancement of Secured funding through S106 and Pymmes Brook, should be improved. This highways land for contributions. is particularly the case between areas of open biodiversity, particularly adjacent to the North space deficiency. Existing natural green spaces Circular Road, additional located within the area have the potential to tree planting and greening. create linear habitat spaces incorporating linear routes and back gardens. Ecological enhancement Detailed in New Southgate of existing open spaces Masterplan Proposals for new development will need to including, Millennium Green, address the additional open space needs High Road Open Space and Grove Road open space. generated as a result of the development. Any Grove Road Open Space Grove Road Open Space) is improvement to open space provision required (Fig 16) an amenity greenspace that would be funded by the developer and secured may have the potential to accommodate ‘good’ standard through planning conditions and / or section 106 play equipment agreements. New opportunities for Through the redevelopment of children’s play space to be appropriately sized development introduced as part of new sites. development schemes.

)LJ3URSRVHGRSHQVSDFHEOXHULEERQQHWZRUNDQG ELRGLYHUVLW\LPSURYHPHQWV

102 7UDQVSRUWDQG6XVWDLQDEOH7UDYHO 23325781,7<6,7( '(6&5,37,21 Although the NCAAP area is dominated in Improvements to the Highlighted as priorities within entrance, car parking and the New Southgate Masterplan. large parts by the A406 corridor and associated, general safety of New vehicular traffic, it contains New Southgate Southgate and Arnos Grove and Arnos Grove stations and a number of Stations. opportunities for sustainable travel. The New Southgate Station Interchange enhancements Highlighted as priorities within development proposed through the AAP would the New Southgate Masterplan. provide a number of improvements to the Greenway Routes - Provide a cycle and walking route transport network. • &OíFME5PXOUP/FX passing through and connecting Southgate parks and green areas as well • Grovelands Park to Proposed BTVTJOHMPXUSBGíDLFESPVUFT • NCR12 The scheme will include:- the provision of new and upgrading • Greenway Route Arnos of existing paths to shared use; Park to improved surfaces; the provision • Old Park Road of new and upgrading of existing pedestrian and cycle crossing GBDJMJUJFTUSBGíDDBMNJOHXIFSF the route crosses high speed roads; improved lighting; the removal of barriers to cyclists; improved accessibility across bridges; route signing and junction improvements

)LJ3URSRVHGWUDQVSRUWLPSURYHPHQWV

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 103 7KH1HZ5LYHU

104 )857+(5,1)250$7,21

For further information relating to the NCAAP, please contact the Strategic Planning & Design Service on: 020 8379 3866 or email: [email protected]

NORTH CIRCULAR AREA ACTION PLAN Adopted 2014 105

7KLVGRFXPHQWKDVEHHQSURGXFHGE\(QìHOG&RXQFLO )RUIXUWKHUKHOSSOHDVHFRQWDFW Strategic Planning and Design Regeneration and Environment &OíFME$PVODJM Civic Centre Silver Street &OíFME EN1 3XA Tel: 020 8379 1000 &NBJMMPDBMQMBO!FOíFMEHPWVL 7KLVGRFXPHQWKDVEHHQSURGXFHGE\(QìHOG&RXQFLO )RUIXUWKHUGHWDLOVSOHDVHFRQWDFW Strategic Planning and Design Regeneration and Environment &OíFME$PVODJM Civic Centre Silver Street &OíFME EN1 3XA Tel: 020 8379 1000 &NBJMMPDBMQMBO!FOíFMEHPWVL