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CEMBER 2010 DECEMBERNEW 2010 SOUTHGATE MASTERPLAN SUPPLEMENTARY PLANNING DOCUMENT LOCAL DEVELOPMENT FRAMEWORK WWW.ENFIELD.GOV.UK/PLACESHAPING SHAPING NEW SOUTHGATE:

Place shaping is about improving the lives of The Masterplan brings together all the ideas our residents. New Southgate is one of our for New Southgate, raised by residents, Place Shaping Priority Areas. This means community groups and businesses, and that we are working with the local community identifies the areas we will improve. It sets to improve New Southgate for the people out how we plan to deal with the issues who live there. We want to make sure that that we have been told about. We hope different council services like housing and that conversations with residents, and other parks, as well as other organisations like stakeholders, will continue as we begin to the police, health, and transport companies, deliver real changes in the area. concentrate improvements in our Priority The Masterplan sets out the projects Areas and deliver social, physical and that together we can deliver to achieve economic regeneration in a coordinated real change in New Southgate, like the way. This will help to create a successful regeneration of the Ladderswood Estate. and sustainable community In New The masterplan builds on the good things Southgate. that are happening and identifies more New Southgate has many strengths like projects and ideas to improve the area. great transport links to central London, green spaces, and well used local shops. Despite this, there are many things that need to be improved like better housing for residents, schools, shopping parades, community facilities, local training and job opportunities, and streets and green spaces to help create an attractive neighbourhood that can be enjoyed by everyone who lives there.

Councillor Del Goddard Rob Leak Lead Member for Regeneration Chief Executive and Improving Localities Enfield Council Enfield Council WWW.ENFIELD.GOV.UK/PLACESHAPING

MASTERPLAN SUMMARY

Why should you read this document? A masterplan is a type of planning document that sets out an overall plan for regenerating or improving an area. It identifies individual projects such as improvements to open spaces and guidance on the type and design of new housing as well as an overall plan and vision. It also sets out what can happen on different sites in the area, such as where new housing or community facilities should go.

The New Southgate Masterplan sets out plans to improve New Southgate. New Southgate is one of our Place Shaping Priority Areas and we are committed to making the area better for people who live and work there by delivering physical, social and economic regeneration in a coordinated way.

The masterplan has been influenced by the views of the local community including residents, businesses, community groups and schools. We held a 12 week public consultation on the draft Masterplan from March to June 2010. The results of this consultation are set out in Section 2 including how we have changed the plan as a result of the comments received. The masterplan is accompanied by a Delivery Strategy which sets out when and how each of the projects identified in the masterplan will be completed.

The document is divided into different sections:

Section 1 - Introduction: Introduction to the masterplan including what the area is like now, opportunities and planning information

Section 2 - The views of the community: Consultation carried out and feedback from the community

Section 3 - Shaping New Southgate- the vision: What New Southgate will be like in the future and how this will be delivered

Section 4 - The masterplan: The map that sets out the plans for improving the area based on consultation with local residents

Section 5 - Regeneration Sites: Provides guidance and ideas for each different regeneration site in the area, accompanied by maps of each site

Section 6 - Masterplan guidance: Explains, in more detail how we will improve the area

Section 7 - Delivery, putting the plan into action: Explains the strategy to implement the masterplan

For help with this document, call 020 8379 3640, text 07908 313 905 or email [email protected] WWW.ENFIELD.GOV.UK/PLACESHAPING CONTENTS

SECTION 1. Introduction 1

SECTION 2. The views of the community 13

SECTION 3. Shaping New Southgate: The vision 23

SECTION 4. The Masterplan 25

SECTION 5. Regeneration sites 35

SECTION 6. Masterplan guidance 89

SECTION 7. Delivery, putting the plan into action 131

Appendices

A: Planning policy context 137

B: Job growth estimations 149

C: Masterplan Evidence Base 151

D: Impact of new development on roads and traffi c 159

E: Glossary 165 WWW.ENFIELD.GOV.UK/PLACESHAPING

Why have we prepared a masterplan for New Southgate? New Southgate is one of our Place Shaping Priority Areas. Other priority areas in Enfield are Ponders End, Meridian Water, and Edmonton Green. We are committed to regenerating these areas by working with residents and businesses to identify what needs to be improved, such as parking, open spaces, and how we should do this. We want to improve the physical environment in these areas but also improve life chances and opportunities for residents, such as access to healthcare, jobs, training and less anti-social behaviour. The Masterplan sets out an area-based approach to physical, social and economic regeneration. It identifies sites in New Southgate where development (such as new housing, jobs and community facilities) will happen, such as the Ladderswood Estate and Western Gateway site. The purpose of the masterplan is to make sure that growth of housing and jobs is planned for in a joined up way and considers the impact on local schools, open spaces, doctors surgeries, public transport and roads. The plan also sets out other things we will improve in New Southgate, (such as open spaces, less crime and anti-social behaviour) and how we will go about delivering these improvements.

Arnos Grove station Bowes Road

New Southgate station Palmers Road

Station Road

Ladderswood Estate

Topps Tiles Site North Circular (A406) Homebase Site Gasholder Site © Crown copyright. All rights reserved London Borough of Enfield DENF300 2009. Data © Crown copyright. Source: London Borough of Enfield, Ordnance Survey Figure 1.1 Masterplan study area quality design and construction which leads SECTION 1: to many problems for residents. There is an opportunity to provide residents with better Introduction quality homes through the redevelopment of Ladderswood and create a better quality THE MASTERPLAN AREA environment through the redevelopment of the New Southgate is in the south west of Western Gateway site. However this needs to Enfield on the border with Haringey (to the be planned in a co-coordinated way to make south) and Barnet (to the west). The study sure that things like jobs, traffic, schools and area is shown in Figure 1.1. other local services are considered.

New Southgate was selected as a Place The masterplan area is a mix of residential and Shaping Priority Area as it experiences industrial land; it has lots of housing in it and more social and economic issues compared industrial areas such as the New Southgate to other areas in Enfield including poorer Industrial Estate, the gasholder, the Builders health, crime and anti-social behaviour, and Depot (blue building) and Travis Perkins. The more unemployment as shown in Figure 1.2. area also has local shopping parades at Arnos Grove and New Southgate (Friern Barnet There are also opportunities for change. Road) designated local centres. Arnos Grove Poor quality buildings are located to the underground station (Piccadilly Line) and south of the area at Ladderswood and the New Southgate rail station are located in the Western Gateway site. Most of the blocks area and provide very good access to central on the Ladderswood Estate are very poor London. © Crown copyright. All rights reserved London Borough of Enfield DENF300 2009. Data © Crown copyright. Source: London Borough of Enfield, Ordnance Survey FigFiure 1. 2 Overa ll depr iva tion in New Sou ththga te an d the w ider area Source: Indices of Multiple Deprivation, 2007 NEW SOUTHGATE MASTERPLAN | 1 WWW.ENFIELD.GOV.UK/PLACESHAPING

The area is surrounded by a major road THE AREA AROUND NEW SOUTHGATE (A406 North Circular) and train and tube New Southgate is an important gateway into lines. The Ladderswood Way Estate is a Enfield because of its location in the south large housing estate containing mainly 1 east corner of the borough, next to Barnet and 2 bed flats. Other housing estates in the and Haringey. area include Red Brick, High View and High Road Estates. There are lots of green open It is located close to Wood Green, Southgate spaces including Millennium Green, High and Palmers Green town centres. There Road and Grove Road as well as Arnos Park are also a few retail parks near the area which is nearby. Community buildings in including Friern Barnet retail park and the area include Bowes Road library, Arnos Tesco’s at Colney Hatch. There are lot of pool and Bowes clinic, Garfield School, Our green spaces near to the site including Arnos Lady of Lourdes School, St Paul’s Church, Park, Broomfield Park, Brunswick Park the Grove Road Christian Centre and the and Hollickwood Park, and the masterplan Gurdwara temple. Bowes, Broomfield and St considers how we can improve links from Paul’s schools are just outside of the area New Southgate to spaces. On the other side of New Southgate rail station in Barnet there There are lots of important destinations in is a large 1990’s housing development, Friern the area including Arnos Grove and New Village. Barnet Council’s offices are located to Southgate Stations, local shopping parades, the north of the area, off Oakleigh Road. primary schools, churches, community and leisure facilities, and green spaces, these Figure 1.3 shows the location of New are shown in Figure 1.4. In some parts of Southgate within Enfield, alongside the other the area, like the Limes and Springfield Place Shaping Priority Areas. These are Avenues, Victorian architecture and Ponders End, Edmonton Green, Enfield Town traditional street patterns create an attractive and Meridian Water. There are a number of neighbourhood. However places like Bowes projects going on in the area just now: Road library and New Southgate Station • Consultation has recently been completed are not well connected to each other and on a proposed 20mph zone for the area the rest of New Southgate. While there are and, if implemented, new development will a lot of open spaces in the area they are be required to address and complement generally underused and could be improved this system. and made to feel safer and more attractive • In partnership with Notting Hill Housing for residents. More local community facilities we are working to refurbish the properties are needed and the masterplan sets out along the A406 which have been blighted where these could go. for some time. This will also include the provision of new homes. The North New Southgate also suffers from barriers Circular Area Action Plan considers how to movement to the surrounding areas, the local area will be affected by this as a result of the major roads, tube and and plans for it. For example the roads railway lines surrounding it. The quality of and traffic and local services. However streets and spaces is also fairly low in some it has been necessary to consider how places, with poor quality buildings and, lots redevelopment of some sites in New of on-street parking. The North Circular Southgate can link in with redevelopment Road brings high levels of traffic, noise and of the North Circular Road properties. pollution to the wider area. This has included identifying potential for more school places, health and community

2 | NEW SOUTHGATE MASTERPLAN facilities and better routes and links to management facility. The masterplan open spaces such as Arnos Park. identifies opportunities to link the energy generated from waste to the proposed CHP • Arnos Park has recently undergone on Ladderswood. significant improvements including a new natural play area, a new cycle path • There are also a number of developments through the park and a refurbishment nearby in Barnet, such as a mixed use of the tennis courts. Opportunities to development on Friern Barnet Road (the maximise links from New Southgate to former Turrets Public House) including Arnos Park are set out in the plan. ground floor shops/café and community space as well as 40 flats (planning • Works are underway on the A406 permission granted), and a major mixed- Environment Improvements scheme. use development north of the site (Oakleigh This includes improved junctions and Road South and Coppies Grove). No firm new walking and cycling routes along proposals or planning applications have the stretch of the A406 next to the been submitted for this scheme. Masterplan area. These works are likely to complete by 2012 and the masterplan MASTERPLAN REGENERATION SITES considers how improvements to routes in the area can connect to the A406 The plans and diagrams in this document proposals. give an idea of what could happen on each regeneration site. All new development, • The Pinkham Way site is in Haringey, to the South East of the masterplan including the Ladderswood Estate area. The North London Waste Plan redevelopment, will need to get planning identifies this site as a proposed waste permission before it is built.

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5. Masterplan for the Edmonton Area 5831AAP PSPA 2 Sep 2009

Figure 1.3 Place Shaping Priority Areas NEW SOUTHGATE MASTERPLAN | 3 WWW.ENFIELD.GOV.UK/PLACESHAPING

masterplan area town centres major green spaces cycle links shops schools © Crown copyright. All rights reserved London Borough of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 1.4 Masterplan surrounding area

NEW SOUTHGATE OVER TIME housing estates including Ladderswood and Understanding the history of the area High View were built. has been important in developing the We have considered how the masterplan masterplan. New Southgate railway station can reflect the history of the area. We will was developed in the 1850s and by the use the redevelopment of the Ladderswood 1860s streets Including High Road, Palmers Estate as an opportunity to return to a more Road, and The Avenue appeared. Fifty traditional street pattern. We also want to years later and the neighbourhood was more preserve the industrial and commercial developed with a Gas Works on the Western history of the south-east of the area by Gateway site and housing development east encouraging new jobs here. We have also of the Railway Line. The North Circular Road included opportunities to enhance the listed and Piccadilly Line were developed during buildings in the area, and their settings. the 1920s And 30’s and by the late 1960s

4 | NEW SOUTHGATE MASTERPLAN OPPORTUNITIES IN NEW SOUTHGATE • There is a good amount and range New Southgate has a number of of green spaces in the area. We can opportunities to build on in the future. encourage more people to use them by improving them. These have been developed through the masterplanning process in consultation with • Improve existing housing and industrial local residents and include: areas • Build on existing community focal points • Improve the setting of high quality listed (such as train and tube stations) and buildings at Arnos Grove and Bowes increase activity levels through new Road Pool and Clinic landmark buildings, new public squares A PLANNING DOCUMENT and better connections between areas The masterplan is a Supplementary • The area is very accessible by public Planning Document (SPD) which means it transport, particularly links to central is part of the planning framework for Enfield London. and provides guidance for all development • Help existing and new shops/businesses in New Southgate. Itis part of Enfield’s Local in the area by creating clusters of Development Framework. new development on key sites in the shopping areas (near Arnos Grove and WHAT IS A LOCAL DEVELOPMENT New Southgate stations) and improving FRAMEWORK? shopping environments The Local Development Framework (LDF) is • Open up new pedestrian and cycle a set of documents that set out the Council’s routes through the area policies relating to the development of land and requirements for new development.

More detailed information on the plans in the Local Development Framework is in the appendix.

WHAT IS A SUPPLEMENTARY PLANNING DOCUMENT? A Supplementary Planning Document (SPD) provides more detail or information on policies in the Local Development High Road open space is under-used Framework. The New Southgate Masterplan provides more detail on policies in the Core Strategy and North Circular Area Action Plan.

Highview Gardens estate is near Palmers Road Millennium Gardens could be better overlooked

NEW SOUTHGATE MASTERPLAN | 5 WWW.ENFIELD.GOV.UK/PLACESHAPING

OPPORTUNITIES IN NEW SOUTHGATE A PLANNING DOCUMENT New Southgate has a number of The masterplan is a Supplementary opportunities to build on in the future. Planning Document (SPD) which means it These have been developed through the is part of the planning framework for Enfield masterplanning process in consultation with and provides guidance for all development local residents and include: in New Southgate. Itis part of Enfield’s • Build on existing community focal points Local Development Framework. (such as train and tube stations) and increase activity levels through new landmark buildings, new public squares and better connections between areas • The area is very accessible by public WHAT IS A LOCAL DEVELOPMENT transport, particularly links to central FRAMEWORK? London. The Local Development Framework • Help existing and new shops/businesses (LDF) is a set of documents that set in the area by creating clusters of out the Council’s policies relating to the new development on key sites in the shopping areas (near Arnos Grove and development of land and requirements for New Southgate stations) and improving new development. shopping environments More detailed information on the plans in • Open up new pedestrian and cycle the Local Development Framework is in the routes through the area appendix. • There is a good amount and range of green spaces in the area. We can encourage more people to use them by improving them. WHAT IS A SUPPLEMENTARY • Improve existing housing and industrial PLANNING DOCUMENT? areas A Supplementary Planning Document • Improve the setting of high quality listed (SPD) provides more detail or information buildings at Arnos Grove and Bowes Road Pool and Clinic. on policies in the Local Development Framework. The New Southgate Masterplan provides more detail on policies in the Core Strategy and North Circular Area Action Plan.

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Haringey © Crown copyright. All rights reserved London Borough of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 1.3 1 3 New Southgate opportunities opportu

Potential re-development areas Millennium Green - required some improvement New Southgate Station - Key destination (overlooking, lighting and passive surveillance) Existing housing estates - public realm and Masterplan Study area pedestrian links improved Opportunity to upgrade spaces - introduce new landscape, recreation and activities Opportunity for extending links along Palmers Existing community buildings Road - Key link Opportunity for new public space/gateway space Existing primary schools Opportunity for Green Spine - connects Reinforce existing and create new destinations greenspaces and community uses Existing local shops Possible Community Focus locations Station link - connects directly both station, Poor quality buildings improves legibility Visible location - opportunity for landmark Tree belt extended along North Circular Road elements Key locations for pedestrian crossing points

Opportunity to de-culvert Bounds Green Brook Historic Landmarks - Retain and celebrate, Opportunity to downgrade/narrow Station Road improve setting

NEW SOUTHGATE MASTERPLAN | 7 WWW.ENFIELD.GOV.UK/PLACESHAPING

CORE STRATEGY POLICY 45: NEW SOUTHGATE In the New Southgate Place Shaping Priority THE CORE STRATEGY Area, we want to deliver: The Core Strategy sets out the overall • A holistic integrated approach to development vision and strategy for all new development considering the Western Gateway site*, the in Enfield such as where new housing Ladderswood Estate and the New Southgate should go and how many new homes will Industrial Estate together and in relation to be built, where new shops should go and, their surroundings; what type and where new jobs will be • Urban design solutions for the area based on located. The Core Strategy also sets out more traditional street layouts, integrated with how different areas in Enfield will change, the wider area by a network of green spaces this includes New Southgate. The Core and better links for pedestrians and cyclists; Strategy policy for New Southgate is set • A mixed-use redevelopment at the Western out in the following text box to the left. Gateway site to create landmark architecture at the gateway to the Borough; • An improved Ladderswood Estate, led by the existing residents of the area and their Core Strategy choices for the future of their estate. This Sets out the overall vision and strategy for the could include remodelling the area, the whole borough including new planning policies introduction of new housing and community facilities and better links to surrounding facilities and transport links at Arnos Grove and New Southgate; North Circular Area Action Plan • Partial redevelopment of the New Southgate Sets new planning policies for the North Industrial Estate to link with redevelopment Circular Area (including the North Circular Road at Ladderswood Estate and facilitating properties and the New Southgate Masterplan improvements to the quality of the remainder area). Must be in conformity with the Core Strategy of the estate; • Redevelopment of land to the north of New Southgate station for mixed use with residential on upper floors and commercial New Southgate Masterplan (Supplementary uses at ground level around the station Planning Document) entrance and at the corner of Station Road Does not set new policy but provides additional and Friern Barnet Road; and information and guidance on policies in the Core Strategy and North Circular Area Action Plan. • High quality and accessible green spaces Provides detailed guidance for development and in the area. change in the New Southgate Area. * The Western Gateway site refers to the site occupied by the gas holder and adjoining retail units.

8 | NEW SOUTHGATE MASTERPLAN THE NORTH CIRCULAR AREA ACTION REDEVELOPMENT OF THE PLAN LADDERSWOOD ESTATE As well as the Core Strategy, the A piece of work was carried out in 2009 masterplan also provides more guidance to decide the future of the Ladderswood and information on the policies in the Estate This is because of the poor state of North Circular Area Action Plan. Like the repair of the buildings and living conditions Core Strategy, Area Action Plans set new for existing residents. It has now been planning policies but are specific to areas agreed that the Ladderswood Estate will be of change or regeneration. The North demolished and rebuilt. The masterplan Circular Area Action Plan includes the provides the overall framework for the New Southgate Area but also covers a redevelopment of the estate including wider area including a large stretch of the how Ladderswood should be integrated North Circular Road where many derelict into the wider masterplan area. properties are being brought back into use. The work on Ladderswood included The North Circular Area Action Plan: consultation with residents through a Preferred Options report (May 2008) sets Resident Design Panel and a fun day out the need for regeneration in New aimed at all those who live on the estate. Southgate, stating that development This work was developed in partnership in Western Gateway, part of New with the New Southgate Masterplan team Southgate Industrial Estate and around to ensure proposals for the Ladderswood New Southgate Station should aim to Estate worked well with the wider create a well planned and designed place masterplan. which provides a good range and mix of homes, services and amenities. There A planning application will need to be will be attractive and safe pedestrian submitted for the redevelopment of the environments, rejuvenated and new Ladderswood Estate. This will provide residential areas and an accessible network much more detail on what the new of green spaces. All of this will be supported homes will look like and how they will by an improved social infrastructure, fit in with the wider area. The planning community facilities and increased application must be in line with the opportunities for business development. guidance set out in this masterplan.

The North Circular Area Action Plan is part of the Local Development Framework (LDF) and contains planning policies relating to the North Circular Area. This includes policies that the masterplan must comply with.

NEW SOUTHGATE MASTERPLAN | 9 WWW.ENFIELD.GOV.UK/PLACESHAPING

A resident sets out her vision at the Community Fun Day consultation

10 | NEW SOUTHGATE MASTERPLAN Section 2: The views of the community

PREPARING THE DRAFT MASTERPLAN • In response to local demand, a public To help prepare the draft masterplan, we meeting focusing on the Ladderswood consulted with the local community from redevelopment was held on 24th November, with over 60 people attending. August 2009- February 2010. The different This was promoted through the delivery activities and events included: of an invitation card to every address and • In August 2009 a flier was sent to every through two local schools. address in New Southgate, inviting • Local businesses on Bowes Road, Friern residents to contribute their ideas on Barnet Road and High Road were invited improving the area. to a f meeting on 9th December 2009. • As a result of the responses received, Officers have also presented at the Arnos the Masterplan Neighbourhood Panel Grove and New Southgate Retailers was formed, an open forum for members Association and held 1-1 interviews on of the local community to identify issues request. and needs, develop these ideas in more • Meetings have been held with Garfield, detail and consider different options for Our Lady of Lourdes, St Paul’s and Bowes the Masterplan. 4 meetings have been schools to discuss their concerns and the held and between 25 and 40 people involvement of the school communities in were present at each meeting. the Draft Masterplan consultation; • Work was undertaken with residents • Workshops and small group interviews of Ladderswood Estate, who formed have been held with faith and community the Ladderswood Design Panel, to groups including St Paul’s Church, Nanak better understand local ideas for Durbar Sikh Temple, the Brownies, Christ redevelopment of the estate. Church Friern Barnet, Emmanuel Network • Consultation at community events Church, Parent and Toddler Group, including the New Southgate Community Church of God of Prophecy and Tuesday Festival on Sunday 13th September, night youth group. the Ladderswood Funday on 20th • Presentations have been made at September and the St Paul’s Harvest the Ladderswood Design Group, Festival on 6th October. This included Neighbourhood Forums, Bowes, an interactive game using a large map Southgate and Southgate Green Area of the area and icon cards representing Forum, Arnos West Housing Group, improvements that are a priority in the Children’s Area Partnership and CAPE area. meetings. • A letter was sent to every household in As a result of these activities, a number Autumn 2009 updating them on progress of key priorities were identified in the local and inviting them to become involved. community to help develop the masterplan.

NEW SOUTHGATE MASTERPLAN | 11 WWW.ENFIELD.GOV.UK/PLACESHAPING

• Parking is an issue, particularly around additional planting, for example around the train stations. Additional parking, Arnos Grove shops, better lighting, art particularly for commuters, or restrictions and better quality roads and pavements. to protect parking for residents would There are particular issues regarding help. Shops also say that the lack maintenance of alleyways such as of parking reducing the amount of overgrown bushes. customers they can attract. • Bowes Road shops could be improved • There is a need for more community by having more variety, for example facilities in the area, particularly for those better availability of fresh produce, and that are accessible for people who are through having no vacant shops. mobility impaired. A community centre • Quality of the environment was a to include youth facilities would be an concern, including litter, rubbish asset, as would more activities for older collection, fly-tipping and empty buildings. people. • Whatever developments take place, • There are not enough activities for there should be more rather than less young people or places for them to go jobs, especially when industrial sites in the area – this would help tackle the might be used for redevelopments. amount of young people hanging out in public places that can be perceived as intimidating. THE MASTERPLAN CONSULTATION • Anti-social behaviour is a major concern. Based on this early consultation with This tends to focus around the shops, residents we prepared a draft masterplan alleyways and parks. which was consulted on for 12 weeks from • Lacking amenities, in particular bus May to June 2010. During this time we links to Enfield Town, Post Office, Bank/ used a number of different consultation free cash withdrawal, and inadequate and engagement methods to make sure opening hours for the library and that residents, businesses and other swimming pool stakeholders were able to comment on the • Parks in the local area, including plan. We have prepared a Consultation Millennium Green, High Road Open Report which sets out what we did in more Space and the Grove Road Open Space detail as well as all the responses we are highly valued in a densely populated received. To view this please contact us or area, and considered a focal point of the go to www.enfield.gov.uk/placeshaping community. These could be enhanced by more lighting and seats. • There needs to be more play opportunities in the area for all ages – many parents travel a long way to take their children to a park with good facilities. • Road safety is an important concern, including pedestrian crossings at Betstyle Circus and the North Circular, traffic calming measures around schools and along Station Road. • The streets could be improved by Local people getting involved during a public consultation event

12 | NEW SOUTHGATE MASTERPLAN DRAFT MASTERPLAN: RESIDENTS’ FEEDBACK As part of the masterplan consulted questionnaires were sent to every household and business in the area. The results are set out below:

CONSULTATION FEEDBACK

The redevelopment of the Ladderswood Estate to provide better quality homes is supported by 74% of respondents. Less than 10% disagreed with the scheme. New community space and green areas were popular with some pupils, who feel the estate is unsafe.

69% support the plans at Western Gateway which involve removing the existing buildings and gasholder and creating a mixed use development with new homes, jobs and community space. 15% disagree, some people think that the area should not be redeveloped for housing. only jobs, that the proposed development is too dense and it would increase traffic congestion.

The public square and mixed-use scheme at New Southgate Station is particularly popular (78% support), with only 5% opposition, due to the potential effect on parking or because of demolition of the car sales site.

64% of respondents support the Arnos Grove proposal and 21% oppose it. The opposition appears to be largely due to confusion that the Listed library building would be demolished which is not the case.

66% support the plans to provide some community space and residential development on the site of Coppicewood Lodge Care Home (once the residents have been moved to more modern accommodation), improve Grove Road Open Space (the Bombie) and improve links between New Southgate and Arnos Grove stations by creating a new walking path through the care home site.

73% support the plan to improve the public realm at High Road estate to reduce crime and anti-social behaviour, and create a new walking and cycling route from High Road to Friern Barnet Road. Less than 10% disagree with this scheme.

75% of respondents agree with the proposal to improve green spaces, the public realm and safety at High View Estate. Only 6% of respondents disagree and 2% of respondents want to see part of the estate redeveloped to provide better quality homes and improve the appearance of Palmers Road.

78% of respondents support the proposals to improve community safety on Red Brick estate. The alleyways have been mentioned by a few respondents (including a pupil who took part in the school photography competition) as the key contributing factor to anti-social behaviour and crime.

The three green spaces were recognised as valuable assets that should be improved, by redeveloping nearby sites and identifying improvements in each space to make them feel more pleasant and safer. Respondents are keen to see High Road open space improved with better quality lighting and children’s playspace.

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The Vision New Southgate will be an attractive local neighbourhood that is well connected to the rest of Enfield and surrounding areas. Residents will enjoy a clean environment, a well- used network of high quality, multi-functional green spaces, high quality homes, local shops and community services and excellent transport links to central London and beyond. The Ladderswood Estate and industrial areas will be transformed to provide new homes, jobs and amenities, these areas will be better connected to the wider New Southgate neighbourhood and drive change in the area. All new development will provide exemplar schemes, sustainably designed and will improve the local character of the area by contributing to a safer environment, good mix of housing, jobs and community facilities. Improved walking and cycling connections in the area will breathe fresh life into underused areas and spaces. The shopping areas at New Southgate and Arnos Grove stations will be revitalised by new development and more attractive shopping and station environments.

14 | NEW SOUTHGATE MASTERPLAN Section 3: Shaping New Southgate

HOW WILL WE ACHIEVE THIS? Five principles have guided the masterplan B) An attractive neighbourhood with and all new development in New Southgate clean streets and good quality well-used should contribute to delivering them. open spaces, which works with the existing area to promote family friendly living, The New Southgate Masterplan will create: while encouraging new development to A) A neighbourhood that meets the create interest, reinforce and improve local needs of existing residents and provides character, and add variety to the area. for new residents with a range of homes, C) A well connected neighbourhood, jobs, shops and community facilities which reopens old connections, improves working together to create a lively and existing routes both inside and outside the interesting place, with a mix of people and area and reduces the impact of busy roads ages throughout the day and evening. and commuter parking to make the area more accessible and safe by foot, bike or public transport. This will help to increase trade in New Southgate and Arnos Grove local centres.

D) A clean and green neighbourhood, which reduces its environmental impact by encouraging lower energy, less traffic and water consumption, while cleaning up the existing environment, improving and enhancing the natural environment, and improving biodiversity.

E) A safer neighbourhood with improved services and opportunities for all residents with less anti-social behaviour, where people are healthier, better skilled and have better access to training, jobs, schools, health, play space, sports and recreation.

Improvements in New Southgate could include new high quality play areas

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The masterplan sets out the different places where change will happen in New Southgate. Some sites will have new housing built on them and we have considered how this new housing will affect the area and planned for the increase in population by providing opportunities for new local jobs, shops and community facilities. We have also considered how the new development will affect traffic, parking and public transport.

16 | NEW SOUTHGATE MASTERPLAN Section 4: The masterplan

6. 2. 3. ARNOS GROVE LOCAL WESTERN GATEWAY WESTERN GATEWAY CENTRE AND ARNOS GASHOLDER SITE HOMEBASE SITE GROVE STATION 7. 9. 1. 12. 4. BOWES ROAD THE HIGH LADDERSWOOD HIGH ROAD WESTERN GATEWAY LIBRARY AND CLINIC, VIEW ESTATE ESTATE OPEN SPACE TOPPS TILES SITE ARNOS POOL

8. 8. 13. 10. COPPICE LODGE CARE THE HIGH GROVE ROAD THE RED HOME SITE ROAD ESTATE OPEN SPACE BRICK ESTATE 5. NEW SOUTHGATE STATION 11. AND FRIERN BARNET MILLENNIUM ROAD SHOPS GREEN

Figure 4.1 Aerial map of New Southgate

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Residential units

Net increase (units)

Regeneration Site

(All figures regarding amount of units and floorspace are indicative and all sites require planning permission) Apartments Maisonettes Houses number of new units Total (net) net increase (sq.m) Total Community (D1) (sq.m) Shops, restaurants, cafés and A4) (sq.m) services (A1 - Employment (B1) (sq.m) Flexible space (as defined in site specific guidance) (sq.m) floorspace (excluding Total residential)

1. Ladderswood Estate 239* 300 0 3000 0 3300 2. Western Gateway – 105 7 0 112 9,310 0 0 0 500** 500 Gasholder Site

3. Western Gateway – Homebase Site 113 49 41 203 17,968 515 0 3,520 0 4,035

4. Western Gateway – Topps Tiles 33 10 6 49 4,219 0 0 0 0 0 Site 5. New Southgate Station and Friern 84 0 0 84 6,950 0 790 0 0 790 Barnet Road Shaops

6. Arnos Grove Local Centre and 43 0 13 56 3,791 0 733 744 0 1,477 Arnos Grove Station

1,100 400 8. Coppice Lodge Care Home Site 23 0 0 23 1,920 0 0 1,500 *** **** TOTAL 401 66 60 766 44,158 1,915 1,923 7,264 500 11,602

* There are currently 161 homes on the estate including Lorne and Roberts House- There will be additional units built in the Ladderswood redevelopment resulting in a net increase of around 239 units and a total provision of around 400 units. ** Potentially comprising small shops, café or community space *** This is based on the potential for a health centre on this site *** Community cafe

Table 4.1 sets out the indicative size of the Improvements to community facilities, shops development proposed as part of the masterplan. and other services are also included in the It is based on design work undertaken by masterplan. New community facilities are the masterplan team and should be used for suggested which could be focused around a illustrative purposes as a guide the broad scale new hub of facilities around Grove Road open of development that could come forward on each space and adjacent to Bowes Road. A new of the Regeneration Sites. play park for young children is suggested in High Road open space. If required extension of There could be around 800 new homes Garfield School is also suggested, which could in the area, which will be provided in the provide capacity for more pupils. New shops, Western Gateway, the Ladderswood Estate, restaurants, cafés and services will be focussed Coppicewood Lodge Care Home site, near on the shopping areas around New Southgate New Southgate Station (car showroom site) and Arnos Grove Stations. New squares at both and Arnos Grove tube station (station car park stations are also set out to improve the arrival site), combined. Around 510 new jobs could be into the area. provided; around 350 of these jobs could be delivered on the Western Gateway site and as Note: Site 7 contains no development, so does part of the Ladderswood redevelopment. not appear in Table 4.1

18 | NEW SOUTHGATE MASTERPLAN A number of changes to the transport which will encourage people to walk, cycle network and parking are also suggested to and use public transport instead of using encourage a well connected neighbourhood cars. that is pedestrian and cycle friendly without new development creating traffic All site layouts in the plan, including the Western congestion. The masterplan requires all Gateway and Ladderswood Estate, are ideas to new developments to improve links with show how much development could go on the site key routes to the train and tube station such and how it could be designed. Every regeneration as Palmers Road, High Road and Station site, including the Ladderswood Estate, will need to get planning permission for redevelopment. Road. We are also working to reduce the For guidance and information on the different amount of car parking provided in new requirements for each site read the Design developments and increase the amount of Guidance later in this document. cycle parking spaces in new development

Arnos Grove station

Bowes Road

9 8 6

Friern Barnet Road 7 13

5

High Road

Palmers Road 11

10

New 14 Southgate station

Station Road

Barnet 12 1

North Circular (A406) narrowed Station Road

4 3

gateway sites 2 new mixed use development sensitive toheritage location

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There are three types of areas included in the masterplan. These are: Regeneration Sites (yellow): The masterplan sets out clear guidance for new development and talks about what activities and uses should be included on different sites.

Estate Improvement Areas (purple): The masterplan suggests the type of improvement that could take place on some housing estate, such as improved safety, but further consultation with residents will happen before more detailed proposals can come forward.

Open Space Improvement Areas (green): These are the main open spaces in the area that we want to improve.

REGENERATION SITES 2 GASHOLDER SITE 1 LADDERSWOOD ESTATE A landmark residential development of a new apartment block, along with a new public Due to the poor quality of the flats, the majority square and a few small local shops, cafes or of the existing blocks will be demolished and restaurants. better housing will be built. There are currently 161 units on the estate, a net increase of Overall the site will be a mix of different uses around 239 units will be provided providing a including some housing and some commercial mix of private and affordable homes. This will uses (B1 Use Class- Light Industrial). There result in around 400 homes in total. As well as could also be some small local shops, cafes the new homes, a new community facility is and restaurants to support the new population. included in the plans. 3 HOMEBASE SITE As part of the plans for Ladderswood, part New houses and apartments, workspace and of the New Southgate Industrial Estate will be demolished to make way for new homes. light industrial units. However some of this space will be reprovided 4 TOPPS TILES SITE in the new development (3000sqm of B1 commercial floorspace). For businesses on New houses and apartments, workspace and the estate that can’t get new premises on light industrial units Ladderswood, we are working with them to find NEW SOUTHGATE STATION AND space elsewhere. 5 FRIERN BARNET ROAD SHOPS THE WESTERN GATEWAY We want to enhance and improve the local shops on Friern Barnet Road by improving the The site currently has the gasholder (which is public realm and creating a new public square no longer in use), Homebase and Topps Tiles. outside the station. The car showroom site The owners of this site think that the site is could also be changed into new housing. We under-used and they want to build something also encourage the development of small shops different here which will replace the existing or cafes in this location to link to the train station buildings. The masterplan sets out what should and provide an active frontage onto Station happen on this site in the future: Road. Overall the site will be a mix of different uses including some housing and some commercial 6 ARNOS GROVE LOCAL CENTRE AND uses (B1 Use Class- Light Industrial). There ARNOS GROVE STATION could also be some small local shops, cafes We want to improve and enhance the retail and restaurants to support the new population. offer and identity of the shopping centre by making the shopping area more attractive. We could build on the heritage value of the

20 | NEW SOUTHGATE MASTERPLAN station by creating a new public square at the ESTATE IMPROVEMENT AREAS front to improve its setting along with sensitive 9 HIGH ROAD ESTATE residential development of the station car park We will work to improve the environment by (provided that it will not increase commuter car improving the areas of green space. We will parking on local streets). The Arnos Resource improve the walking link from High Road to Centre will also be relocated to Edmonton and Friern Barnet Road by creating a direct route this site could be used to build new homes. Improve the walking links to Arnos Swimming through. Pool and Bowes Road Library, other important 10 RED BRICK ESTATE Listed Buildings and community assets. We will work with residents to improve community safety by improving walking links 7 BOWES ROAD LIBRARY AND CLINIC, ARNOS POOL through the estate from High Road to Station Road and to New Southgate Station. Public The swimming pool will remain where it is. realm improvements, such as removing some Subject to funding, the library will also stay in alleyways, will improve safety. Improvements to the same place and, if it remains, we will aim to the estate will link into improvements to the High improve access to the library for people who are disabled or people with prams or buggies. We Road and the open spaces along it. want to create new sports and leisure on this 11 HIGHVIEW ESTATE site to link in with the swimming pool. There are opportunities to improve green We will also explore the option of alternative spaces and the public realm and safety. We uses on the site, including residential will work with residents on the estate to discuss development, through the preparation of a these ideas. In the long-term we will look at the conservation management plan (a plan to need and opportunities to provide better quality consider the future use and management in light homes. of its status as a Grade II Listed Building) and in further consultation with local residents and stakeholders. OPEN SPACE IMPROVEMENT AREAS These valuable open spaces will be improved The doctor’s surgery will also remain but we will through the redevelopment of nearby sites but consider options to expand the surgery on-site. also as stand- along projects, improving these If this can’t be done there could be an option with the help of the local community. to build a larger surgery on a different site, the Coppicewood Lodge Care home (as part of a 12 MILLENNIUM GREEN residential –led scheme), once residents in the A wildlife and ecology area enjoyed by the home are relocated. whole community with links to new community facilities and local schools. 8 COPPICE LODGE CARE HOME SITE The care home is not fit for purpose and does 13 GROVE ROAD not meet the standards of a modern care A formal open space with flowerbeds, planting home. Therefore the residents will be moved to and seating which will complement the attractive more modern premises in around 2012. Once surroundings of St Paul’s Church and Old the care home is gone this site should be a Church Court. residential–led development with the option of community facilities including space for a health 14 HIGH ROAD OPEN SPACE facility, sports, community theatre, youth centre New playspace for younger children, planting or community cafe. Development here should and flowerbeds as well as picnic tables and also create a better walking link between New sports and leisure uses. Southgate and Arnos Grove Stations.

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The next section sets out, in more detail, what will happen on the different regeneration sites.

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24 | NEW SOUTHGATE MASTERPLAN Section 5: Regeneration Sites

REGENERATION SITE 1: LADDERSWOOD ESTATE

Ladderswood Estate is a large housing New development should replace all 86 estate that is in a poor state of repair social rented homes currently on the site, and conditions for tenants are in need and provide around 239 additional homes of improvement. The estate will be (for more information on proposed number redeveloped to create a high quality of homes see Chapter 4). new residential community. This section identifies the guidance that new There should be a net increase in social development must comply with. rented homes on the site. Higher residential densities should be concentrated along Station Road to PRINCIPLE A: MEET THE NEEDS OF complement landmark buildings on the EXISTING RESIDENTS, AND PROVIDE Western Gateway, with lower rise family FOR NEW RESIDENTS size units focused elsewhere on the site.

Ladderswood estate is rundown

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Part of the New Southgate Industrial Estate The taller buildings should complement will be released for housing, as shown in taller development at the Western Gateway Figure 5.1.1. Around 3000 square metres and act as a landmark entry to the Borough. of commercial and light industrial space Figure 5.1.2 sets out an example showing (B1 Use Class) should be reprovided in how building heights could work on the site. the redevelopment, located to the south Active ground floor uses will be sought near of Palmers Road and along Station Road. the junction of Station Road and Palmers This should be designed to accommodate Road. Figure 5.1.3 sets out an example the needs of the existing industrial estate showing the general area where active occupiers and also to encourage new uses will be encouraged on the site. commercial enterprises to the area. Traffic generation will be considered in relation to New development should improve views any proposals. over Millennium Green and make this area feel safer during the day and night. A community facility (D1 or D2 Use Class) Development should also create better of around 300 square metres must be access to the Green from the surrounding provided, in a location that is accessible area. to residents of the wider area. Based on feedback from the community and existing Connections between Millennium Green facilities this could include some form and High Road open space should be of youth provision and education and improved (such as new trees and paving) training facilities for people of all ages. as part of wider improvements to a The proposed use must be compatible green network, as well as streetscape with surrounding residential uses. Traffic improvements along High Road and Station generation will be considered in relation to Road. any proposals. Station Road could be narrowed to better We will actively support businesses link the Western Gateway to Ladderswood. required to relocate as part of the Before this happened it would be subject development of the residential scheme. to further work on the impact on the roads and junctions and consultation with local Figure 5.1.1 sets out an example showing residents and Transport for London. how this ground floor land use mix could be achieved on the site. Redevelopment of the Ladderswood Estate should draw on the local historic PRINCIPLE B: AN ATTRACTIVE environment to achieve high quality design. NEIGHBOURHOOD WITH CLEAN STREETS AND GOOD QUALITY WELL Private and communal open space should USED OPEN SPACES be provided on the site, based on the standards in the draft London Plan. There may be an opportunity to provide off-site Some taller buildings could be located children’s playspace on High Road Open on Station Road and the North Circular Space. Local standards may be set in the Road and lower rise family housing should Development Management Document go elsewhere to integrate with existing which should also be referred to, when development and local streets. available.

26 | NEW SOUTHGATE MASTERPLAN Environmental improvements to Palmers The design of the development should Road and a walking route between High help to minimise noise and air pollution for Road and Upper Park Road will be sought residents and occupiers. as part of development in this area to improve this important street. Green roofs should be provided in developments as part of the estate wide A neighbourhood square is promoted as a requirement for 30% of new homes to have focus for the development. green roofs. Rooftop allotments could also be provided as part of green roofs to further The development should create a direct link enhance biodiversity. This is set out in from High Road to Station Road via Weld Design Guidance 26. Place. PRINCIPLE E: A SAFER Figures 5.1.4 sets out areas where public NEIGHBOURHOOD WITH IMPROVED realm improvements should take place on the site. SERVICES AND OPPORTUNITIES FOR ALL RESIDENTS, WITH LESS ANTI- PRINCIPLE C: A WELL CONNECTED SOCIAL BEHAVIOUR NEIGHBOURHOOD New jobs and training opportunities from The redevelopment of the Ladderswood the development (including construction) Estate should allow for the opening up and should be targeted towards local people. continuation of Palmers Road for pedestrian, We will work with the selected developer for cycle and buses (not cars) southward to Ladderswood to prepare an employment Station Road. Access to the remaining New and training programme. Southgate Industrial Estate units should be The development should be built to Secure maintained and improved in relation to the by Design principles to improve safety for impact on the new and existing homes. existing and new residents and prevent and PRINCIPLE D: A CLEAN AND GREEN reduce anti-social behaviour. NEIGHBOURHOOD The redevelopment of Ladderswood must minimise carbon dioxide emissions in conformity with the energy hierarchy in the draft London Plan. In accordance with the energy hierarchy, proposals must also provide a reduction in carbon dioxide emissions by at least 20% through the use of onsite renewable energy generation unless it can be demonstrated that this is not feasible.

A Combined Heat and Power facility should be provided onsite. The CHP should have the ability to connect to the Western Gateway and other sites in the area as part of a district heating network. This is shown in Figure 5.1.1.

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REGENERATION SITE 1: LADDERSWOOD ESTATE

Regeneration Site 1 Ladderswood Estate

Regeneration Site 1

Other Regeneration Sites

Examples of taller buildings towards Station Road

28 | NEW SOUTHGATE MASTERPLAN Palmers Road

Milennium Green

Station Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.1.1 Ground floor land uses: Ladderswood Estate This diagram shows how different land uses on different sites could come forward.

• New housing will create a high quality community residential new community providing a mix of family employment homes and apartments CHP Boroughs boundary • Around 300 sq.m of community facilities Regeneration site boundary should be provided within the scheme • Around 3,000sq.m of B1 commercial space should be included in the scheme • CHP should be provided as part of the scheme and be able to feed into surrounding developments as they come forward as part of a district heating network

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REGENERATION SITE 1: LADDERSWOOD ESTATE

Palmers Road

Milennium Green

Station Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.1.2 Building heights: Ladderswood Estate This diagram shows how high buildings could be in different places and will be subject to more detail design and planning permission, including consideration of heritage and local context.

• The interface between the Ladderswood 1 Storey 2 Storey Estate site, the rest of New Southgate 3 Storey and development approaching the 4 Storey North Circular and Western Gateway is 5 Storey vital. A range of heights is supported to 6 Storey 7 Storey suit the context of the neighbourhood, 8 Storey complement taller development at 9 Storey Western Gateway and provide a 10 Storey Borough boundary landmark gateway to Enfield Regeneration site boundary • Taller buildings along Station Road with family units in the north to integrate with existing development • Corner sections are typically taller than the remaining parts of housing blocks to give extra definition

30 | NEW SOUTHGATE MASTERPLAN Palmers Road

Milennium Green

Station Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.1.3 Urban design framework: Ladderswood Estate This diagram shows our urban design ideas.

• Natural surveillance of Millennium Green Improved overlooking improved through development on Improved walking route Ladderswood Improved open spaces Narrowed road • Improves connections between Millennium New active uses at ground floor level Green and High Road open space New residential frontage • Views along Palmers Road promoted Views Borough boundary between the station and new development Regeneration site boundary • Ground floor residential fronting Station Road should have front gardens to encourage activity • Routes along Palmers Road, High Road and Station Road improved to promote walking and cycling

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REGENERATION SITE 1: LADDERSWOOD ESTATE

Regeneration Site 1 Ladderswood Estate

Regeneration Site 1

Other Regeneration Sites

Examples of neighbourhood squares with high quality paving and green spaces

32 | NEW SOUTHGATE MASTERPLAN Palmers Road

Milennium Green

Station Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.1.4 Public realm: Ladderswood Estate This plan shows the ideas for streets and public spaces.

• Residential streets could be shared local green network surfaces to promote a safer environment streetscape improvement for residents improvement to Millennium Green High Road facilities improvement • Significant tree planting on all streets will private open spaces/gardens enhance the local character existing trees Borough boundary • Millennium Green’s ecological and Regeneration site boundary nature conservation role should be enhanced through additional planting and information, working with the New Southgate Millennium Green Trust. • High Road open space improved to further boost access to play space, including the provision of a Multi Use Games Area • Private open space should be provided through a mix of balconies, gardens and internal courtyards

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REGENERATION SITE 2 (GASHOLDER), 3 (HOMEBASE) AND 4 (TOPPS TILES): THE WESTERN GATEWAY

The Western Gateway has been designed A mix of housing and commercial will be so that development could come forward sought on the Homebase site. Around in line with existing land ownerships or as 203 new residential homes could be a single scheme. As development on the accommodated. Development should Western Gateway may not come forward at comprise a large proportion of family homes the same time, each individual site must be as maisonettes or houses designed to ensure a positive relationship with the proposed development on the Residential development will not be others. This should include consideration of accepted on land where sunlight/daylight access, public realm and parking. is reduced by the railway viaduct and associated structures. The uses proposed on the Western Gateway site are what we consider to Around 3,500m2 of commercial ommercial be appropriate and acceptable for the and light industrial workspace (Class B1) area. We will continue to work with the should be brought forward on land adjacent landowners to discuss options for the future to the railway viaduct. of the site including consideration of the Figure 5.2.1 sets out an example showing impact on traffic and transport and local how this ground floor land use mix could be services. achieved on the site.

PRINCIPLE A: MEET THE NEEDS OF PRINCIPLE B: AN ATTRACTIVE SAFE EXISTING RESIDENTS, AND PROVIDE NEIGHBOURHOOD WITH CLEAN FOR NEW RESIDENTS STREETS AND GOOD QUALITY WELL- Around 112 new homes could be USED OPEN SPACES accommodated on the gasholder site and A high-quality landmark gateway should provide a high quality landmark development is sought on the gasholder gateway to the Borough. site, taller buildings of around 10 storeys A mix of housing and commercial space will be considered here providing that the will be sought on the Homebase site. design is exemplary, providing a gateway Around 203 new residential homes could to Enfield. Figure 5.2.2 sets out an example be accommodated. Development should showing how building heights could work on comprise a large proportion of family the site. homes as maisonettes or houses A mix of active and residential ground floor Around 49 new homes could be uses are required along Station Road. accommodated on the Topps Tiles sites. Figure 5.2.3 sets out an example showing the general area where active uses will be Retail (Class A1-A4) uses of around 500 encouraged on the site. sq.m located at ground level along Station Road. Retail development (Class A1 use) A landmark development is sought facing should be limited to around 500 sq.m Palmers Road that is visible from Arnos across both the Gasholder and Homebase Grove Station, to improve the visual sites. connection through the masterplan area. A neighbourhood square on the gasholder

34 | NEW SOUTHGATE MASTERPLAN site should form a focal point to the area and the rest of New Southgate. and link to Ladderswood on Palmers Road. Servicing of the commercial properties Contributions to public realm improvements should be located to minimise the impact on to Station Road will be sought as part of housing. development in this area. Pedestrian and cycle links across the Figures 5.2.4 sets out indicative areas station to Barnet should be improved where public realm and open space improvements should take place on the site. PRINCIPLE D: A CLEAN AND GREEN Private amenity space will be encouraged NEIGHBOURHOOD through private gardens for ground floor A rainwater retention pond in the public family homes, balconies and roof gardens. square should be considered to support The public realm should be designed to sustainable drainage. reinforce the areas residential character and to help separate the employment focus Before development occurs a study should in the south. be undertaken to establish the likely levels of noise and vibration that will be A green pedestrian and ecological network transferred to the building structures from should be promoted with a link between the adjacent railways. the neighbourhood square and Millennium Green a key part of this, including trees, The North Circular Area Action Plan: planting and signage to support biodiversity Preferred Options report sets out ways of and its movement. reducing noise and air pollution through the design of new development, this should be referred to by developer. Design Guidance 28 and 29 sets out the preferred approach. PRINCIPLE C: A WELL CONNECTED NEIGHBOURHOOD

Access to the site should be from Station PRINCIPLE E: A SAFER NEIGHBOUR- Road (any changes to the existing access HOOD WITH IMPROVED SERVICES AND will need to be agreed with TfL because it is OPPORTUNITIES FOR ALL RESIDENTS, close to the A406 junction). WITH LESS ANTI-SOCIAL BEHAVIOUR Undercroft car parking is encouraged to The Council will encourage new jobs and minimise the visual impact of car parking training opportunities which arise from the and promote the landmark characteristic of development (including construction) to be the site. targeted towards local people. Access to the new commercial development should be designed to reduce noise and air pollution from traffic on the housing.

Station Road should be narrowed to better link the Western Gateway to Ladderswood

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REGENERATION SITE 2 (GASHOLDER), 3 (HOMEBASE) AND 4 (TOPPS TILES): THE WESTERN GATEWAY

Regeneration Sites 2-4 Western Gateway

Regeneration Sites 2-4

Other Regeneration Sites

Examples of landmark residential buildings that are prominent within a local area

36 | NEW SOUTHGATE MASTERPLAN Station Road Ladderswood Estate

Palmers Road

Station Road

Site 4

Site 3

Site 2

North Circular © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.2.1 Ground floor land uses: Western Gateway This diagram show how different land uses on different sites could come forward.

• High quality housing of exemplar design community residential • Retail (Class A1-A4) should front onto a new retail, cafe & restaurants neighbourhood square and Station Road, providing employment off-street parking activity and interest Boroughs boundary • Commercial and light industrial space (Class B1) is Regeneration site boundary proposed next to the railway viaduct. • On the gasholder site, the ground floor of development includes car parking accessed from the rear, shielded from public view with active flexible units and housing where possible. Housing is proposed an all upper floors • Residential units will be located on upper floors above undercroft parking

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REGENERATION SITE 2 (GASHOLDER), 3 (HOMEBASE) AND 4 (TOPPS TILES): THE WESTERN GATEWAY

Ladderswood Estate

Palmers Road

Station Road

North Circular © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.2.2 Building heights: Western Gateway This diagram shows how high buildings could be in different places and will be subject to more detail design and planning permission, including consideration of heritage and local context.

• Development on the gasholder site could come 1 Storey 2 Storey forward as a taller building 3 Storey 4 Storey • Lower-rise development (2-3 storeys) should be 5 Storey located away from Station Road in keeping with 6 Storey the suburban residential character of the wider 7 Storey neighbourhood 8 Storey 9 Storey 10 Storey Borough boundary Regeneration site boundary

38 | NEW SOUTHGATE MASTERPLAN Palmers Road

Ladderswood Estate

Station Road

North Circular © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.2.3 Urban design framework: Western Gateway This diagram shows our urban design ideas.

• A high quality landmark development, visible from Improved overlooking Arnos Grove Station and the North Circular Improved walking route Improved open spaces • This site will mark a key gateway to Enfield Narrowed road • A mixture of active and residential frontages are New active uses at ground floor level encourage fronting Station Road New residential frontage Gateways • Station Road narrowed to one lane to help Landmarks connect this site to the rest of New Southgate Views • Natural surveillance of Millennium Green improved Borough boundary Regeneration site boundary through new adjacent development • Built form improves local access to Millennium Green

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REGENERATION SITE 2 (GASHOLDER), 3 (HOMEBASE) AND 4 (TOPPS TILES): THE WESTERN GATEWAY

Regeneration Sites 2-4 Western Gateway

Regeneration Sites 2-4

Other Regeneration Sites

Examples of neighbourhood squares and streets that are pedestrian and cyclist friendly

40 | NEW SOUTHGATE MASTERPLAN Ladderswood Estate

Station Road

Palmers Road

North Circular © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.2.4 Public realm: Western Gateway This plan shows the ideas for streets and public spaces.

• The neighbourhood square forms a focal point to local green network the development streetscape improvement tunnel streetscape improvement • Streetscape improvements to key routes include neighbourhood square quality paving and de-cluttering of avoidable improvement to Millennium Green street furniture High Road facilities improvement private open spaces/gardens • A green pedestrian and ecological network linking existing trees the neighbourhood square to other open spaces Borough boundary in the area should be promoted Regeneration site boundary • A rainwater retention pond in the neighbourhood square could support sustainable drainage • Trees fronting onto the North Circular should be retained to reduce noise and air pollution

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REGENERATION SITE 5: NEW SOUTHGATE CENTRE (FRIERN BARNET ROAD SHOPS) AND NEW SOUTHGATE STATION

New Southgate Station and the space this location. outside do not currently provide a welcoming experience to the area. There are significant Figure 5.3.1 sets out an example showing problems with commuters parking cars how this land use mix could be achieved on on the surrounding streets. Subject to the site. agreement with Network Rail and First Development should provide a frontage Capital Connect we want to create a new to Station Road and Friern Barnet Road, public square outside the station, and to make sure it improves the quality of the improve the safety and appearance of the street. station. The car showroom site and the sites either side could provide a new residential development along Station Road with shops PRINCIPLE B: AN ATTRACTIVE SAFE or cafes on the ground floor to complement NEIGHBOURHOOD WITH CLEAN the train station. STREETS AND GOOD QUALITY WELL- We will also work with Barnet to deal with USED OPEN SPACES the commuter parking problems. A landmark development is required at the corner of Station Road and Friern Barnet Road. It should correspond with any PRINCIPLE A: MEET THE NEEDS OF development on the ‘Turrets’ site opposite. EXISTING RESIDENTS, AND PROVIDE The indicative height of this building is FOR NEW RESIDENTS shown in Figure 5.3.2.

Small-scale retail uses (Class A1-A4) are Development should provide a frontage to encouraged at ground level next to New Station Road and Friern Barnet Road with Southgate station as part of a mixed use a landmark view east from Bowes Road, residential development to encourage use to make sure it improves the quality of the of shops in the area and the station and up street. towards Friern Barnet Road to encourage more people to walk up here and use the Views along High Road should also seek to existing shops at New Southgate local protect views of Alexandra Palace. centre. Figure 5.3.3 sets out an example showing There is capacity for around 84 apartments the general area where active frontages will on this site (subject to more detailed be encouraged on the site. understanding of design issues adjacent to The space outside New Southgate Station the railway line), potentially with undercroft should be enhanced to provide a new and car parking. attractive gateway to the area including a Retail (Class A1-A4) of approximately 790 new station square. The design should seek sq. m located at ground level adjacent to to reduce street clutter and improve safety New Southgate Station will be sought. through lighting and other design measures.

Residential development is appropriate in Improved paving, lighting and signage to

42 | NEW SOUTHGATE MASTERPLAN other destinations should be provided at PRINCIPLE D: A CLEAN AND GREEN Friern Barnet Road shops. NEIGHBOURHOOD

Contributions to public realm improvements The North Circular Area Action Plan: at New Southgate station and the local Preferred Options report sets out ways of shopping area will be sought as part of new reducing noise and air pollution through the development. design of new development, this should be referred to by developer. Design Guidance Figures 5.3.4 sets out indicative areas where 28 and 29 sets out the preferred approach. public realm and open space improvements should take place on the site. PRINCIPLE E: A SAFER NEIGHBOUR- HOOD WITH IMPROVED SERVICES AND PRINCIPLE C: A WELL CONNECTED OPPORTUNITIES FOR ALL RESIDENTS, NEIGHBOURHOOD WITH LESS ANTI-SOCIAL BEHAVIOUR Undercroft car parking may be required to provide on-site parking for the mixed use development proposed. See Section 6 for general guidance.

Pedestrian and cycle links across the station to Barnet should be improved.

Pedestrian and cyclist links across the station to Barnet should be improved.

A review of controlled parking zones in the area will be carried out to address commuter parking problem on local streets. Where appropriate, existing Controlled Parking Zones (CPZ) times will be amended or new CPZ will be considered to address commuter parking.

Dedicated commuter parking around New Southgate Station will be sought, by working with Barnet Council to identify an appropriate solution.

We will work with Barnet Council to encourage trade at shops in New Southgate local centre by exploring options for short-stay parking bays.

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REGENERATION SITE 5: NEW SOUTHGATE CENTRE (FRIERN BARNET ROAD SHOPS) AND NEW SOUTHGATE STATION

Regeneration Site 5 New Southgate Centre and New Southgate Station

Regeneration Site 5

Other Regeneration Sites

Examples of landmark residential builfings that help define the local area

44 | NEW SOUTHGATE MASTERPLAN Bowes Road

Station Road

New Southgate Station © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.3.1 Ground floor land uses: New Southgate Centre and Station This diagram show how different land uses on different sites could come forward.

• Shops or cafes are encouraged on the ground retail, cafe & restaurants floor facing onto New Southgate Station off-street parking square, Station Road and Friern Barnet Road Boroughs boundary Regeneration site boundary • New development should encourage use of the shops at New Southgate local centre by improving the environmental quality of the area • The development could create new apartments

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REGENERATION SITE 5: NEW SOUTHGATE CENTRE (FRIERN BARNET ROAD SHOPS) AND NEW SOUTHGATE STATION

Bowes Road

Station Road

New Southgate Station © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.3.2 Building heights: New Southgate Centre and Station This diagram shows how high buildings could be in different places and will be subject to more detail design and planning permission, including consideration of heritage and local context.

• A landmark building should be developed at the 1 Storey 2 Storey junction of Station Road and Friern Barnet Road 3 Storey as an entrance to the Borough of Enfield. Detailed 4 Storey design should respect the nearby ‘Turrets’ site 5 Storey 6 Storey 7 Storey 8 Storey 9 Storey 10 Storey Borough boundary Regeneration site boundary

46 | NEW SOUTHGATE MASTERPLAN Bowes Road

Station Road

New Southgate Station © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.3.3 Urban design framework: New Southgate Centre and Station This diagram shows our urban design ideas.

• Views to the landmark development should be Improved walking route promoted from further east along Bowes Road to Improved open spaces help identify the station and shops New active uses at ground floor level Gateways • Views south along High Road should protect and Landmarks promote the view to Alexandra Palace Views • Active ground floor uses promoted within new Panoramic view to Alexandra Palace development along Station Road to make this area Borough boundary Regeneration site boundary feel more vibrant and safer • Walking routes from New Southgate station east along Woodland Road towards Arnos Grove station should be improved to create a stronger link between the two stations

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REGENERATION SITE 5: NEW SOUTHGATE CENTRE (FRIERN BARNET ROAD SHOPS) AND NEW SOUTHGATE STATION

Regeneration Site 5 New Southgate Centre and Nwe Southgate Station Regeneration Site 5

Other Regeneration Sites

Examples of landmark residential

48 | NEW SOUTHGATE MASTERPLAN Bowes Road

Station Road

New Southgate Station © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.3.4 Public realm: New Southgate Centre and Station This plan shows the ideas for streets and public spaces.

• Improved paving, lighting and signage local green network streetscape improvement within this area should make the shops neighbourhood square and key routes more inviting new station square • The sketch on the following page shows existing trees how New Southgate Station and Station Borough boundary Road could look Regeneration site boundary • Pedestrian and cycling links across the station to Barnet should be improved • Existing trees along Station Road should • A review of Controlled Parking Zones will be retained aim to address the commuter car parking • Improved links to the community square problem on local streets proposed at Grove Road open space • Dedicated customer parking around New will help to connect this area into local Southgate Station will be sought community life

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REGENERATION SITE 6: ARNOS GROVE LOCAL CENTRE AND STATION

Arnos Grove Station is a Grade II listed PRINCIPLE B: AN ATTRACTIVE SAFE building and an extremely important NEIGHBOURHOOD WITH CLEAN heritage asset. The space outside STREETS AND GOOD QUALITY WELL- the station is poor quality and is often USED OPEN SPACES congested with buses and cars dropping off passengers. To the east and west of Heights of new development should the station are large surface car parks. respect the local historic buildings and be Development is proposed on the car park approximately 2.3 storeys in height. Figure that builds on the historic significance of the 5.4.2 sets how building heights could work station and improves its setting, provided across the area. that this does not result in more commuter Views along Palmers Road would parking on local streets. strengthen the link between this site and There is also an opportunity for new new development in the Western Gateway housing development on the site of the and Ladderswood redevelopment area. Children’s Centre opposite Arnos Grove Retail located in front of the car park could Station, which will soon be vacant and is help make the area feel safer and provide in council ownership. Links to the Bowes an active use facing the street. Road Pool, Library and Clinic, other listed buildings and community assets, should be Figure 5.4.3 highlights the potential for enhanced. protecting key views and landmarks, amongst other urban design interventions.

The public realm outside of the station PRINCIPLE A: MEET THE NEEDS OF should be enhanced to improve its EXISTING RESIDENTS, AND PROVIDE setting and provide a gateway to the FOR NEW RESIDENTS area celebrating the station building Residential development on the station as a landmark. This should include a car park should provide a mix of family- new public square with opportunities for sized and smaller homes. Once the Arnos public art, planting and seating. Designs Children’s Centre is relocated new housing should reduce street clutter and improve could be accommodated on the site. Across safety through lighting and other design the sites there would be a total of around measures. Consideration to the relocation 43 apartments and 13 houses. New retail of bus stops will be given in consultation units (Class A1-A4) could wrap around the with TfL. front of the car park so it is not visible from Improved paving lighting, planting and the street. signage should be provided for Arnos Figure 5.4.1 sets out an example showing Grove shops and links to Arnos Park should how this land use mix could be achieved on be improved. the site. Contributions to public realm improvements at Arnos Grove station square and Arnos Grove shops will be sought as part of development in this area.

50 | NEW SOUTHGATE MASTERPLAN Figure 5.4.4 sets out indicative areas where to improve access to, and links between, public realm and open space improvements these important facilities. should take place on the site. PRINCIPLE D: A CLEAN AND GREEN NEIGHBOURHOOD

PRINCIPLE C: A WELL CONNECTED NEIGHBOURHOOD See Section 6 for general guidance. Development on the station car parks at Arnos Grove should only take place PRINCIPLE E: A SAFER if suitable replacement parking facilities NEIGHBOURHOOD WITH IMPROVED are made available or current levels of car parking at Arnos Grove Station are SERVICES AND OPPORTUNITIES FOR maintained. If car parking was to be ALL RESIDENTS, WITH LESS ANTI- reduced as a result of redevelopment at the SOCIAL BEHAVIOUR station this would need to be informed by a detailed study to demonstrate that reduced See Section 6 for general guidance. car parking would not lead to an increase in on-street commuter parking.

Better signage and other public realm interventions should be considered between Arnos Grove station and Arnos Swimming Pool, Bowes Library and Clinic

The underground station is a key asset

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REGENERATION SITE 6: ARNOS GROVE LOCAL CENTRE AND STATION

Regeneration Site 6 Arnos Grove Local Centre and Station

Regeneration Site 6

Other Regeneration Sites

Examples of high quality streets and mixed use development with housing above

52 | NEW SOUTHGATE MASTERPLAN Arnos Park

Arnos Grove Station

Bowes Road

Library & Swimming Pool

Palmers Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.4.1 Ground floor land uses: Arnos Grove Local Centre and Station This diagram show how different land uses on different sites could come forward.

• Existing station car parking spaces could residential retail, cafe & restaurants be consolidated to the car park east of station the station to allow development on the off-street parking western car park. Boroughs boundary Regeneration site boundary • New housing on part of the station car park and the Arnos Resource Centre site • New development helps to improve the arrival experience at Arnos Grove Station and complement the proposed station square • New retail units, such as a café, could front onto the car park to provide an attractive frontage to the station square

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REGENERATION SITE 6: ARNOS GROVE LOCAL CENTRE AND STATION

Arnos Grove Station

Bowes Road

Library & Swimming Pool

Palmers Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.4.2 Building heights: Arnos Grove Local Centre and Station This diagram shows how high buildings could be in different places and will be subject to more de+tail design and planning permission, including consideration of heritage and local context.

• In keeping with the local character and to respect 1 Storey 2 Storey the heritage asset of Arnos Grove Station, 3 Storey development in this location should be around 2-3 4 Storey storeys in height 5 Storey 6 Storey 7 Storey 8 Storey 9 Storey 10 Storey Regeneration site boundary

54 | NEW SOUTHGATE MASTERPLAN Arnos Grove Station

Bowes Road

Library & Swimming Pool

Palmers Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.4.3 Urban design framework: Arnos Grove Local Centre and Station This diagram shows our urban design ideas.

• Views along Palmers Road promoted to link Improved walking route the station to new development in the south New active uses at ground floor level New residential frontage • Arnos Grove Station will be protected and Gateway promoted as a key landmark historic building Landmark • Active ground floor uses promoted within new Views development along Station Road to make this Regeneration site boundary area feel more vibrant and safer • Routes along Palmers Road improved to promote walking

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REGENERATION SITE 6: ARNOS GROVE LOCAL CENTRE AND STATION

Regeneration Site 6 Arnos Grove Local Centre and Station

Regeneration Site 6

Other Regeneration Sites

Examples of new public squares that could be suited to the station area

56 | NEW SOUTHGATE MASTERPLAN Arnos Grove Station

Bowes Road

Library & Swimming Pool

Palmers Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.4.4 Public realm: Arnos Grove Local Centre and Station This plan shows the ideas for streets and public spaces.

• Improved paving, lighting, planting and signage local green network should be provided along Bowes Road to streetscape improvement celebrate this area as a key local gateway and new station square shopping area landscape improvement private open spaces/gardens • New signage and tree plantings will promote existing trees connections through to Arnos Park Regeneration site boundary • The station square should be improved to create an inviting entrance to New Southgate. • Local bus services should remain accessible from the square, but cease to dominate the area • Existing trees north of Arnos Grove Station should be retained

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REGENERATION SITE 7: BOWES ROAD LIBRARY AND CLINIC

PRINCIPLE A: MEET THE NEEDS OF PRINCIPLE B: AN ATTRACTIVE SAFE EXISTING RESIDENTS, AND PROVIDE NEIGHBOURHOOD WITH CLEAN FOR NEW RESIDENTS STREETS AND GOOD QUALITY WELL- USED OPEN SPACES Arnos Pool will be retained as a valuable community facility in the area. We will Heights of new development should respect consider opportunities to expand the sports the historic buildings. Figure 5.5.2 sets how and leisure uses on the site to complement building heights could work across the area. the swimming pool. Bowes Road Library, Arnos Pool and Subject to funding, the library will remain Bowes Road Clinic are also Grade II listed where it is and if it does we will aim to buildings. Any public realm improvements improve access to the building for disabled in this area will need to improve the setting people. We will also explore the option of these buildings as a group. Figure 5.5.3 of alternative uses on the site through the illustrates this point. preparation of a conservation management plan (a plan to consider the future use The library, pool and clinic are Grade and management in light of its status as II listed buildings. Any public realm a Grade II Listed Building) and in further improvements in this area will need to consultation with local residents and improve the setting of these buildings as a stakeholders. group. Figure 5.5.3 illustrates this.

The doctor’s surgery will remain where The open space in front of the library, pool it is and, if required, we will consider and clinic should be improved to create a expanding the surgery. If a larger site for a focal point for the buildings that enhances doctor’s surgery is needed there could be their setting and appearance. an opportunity to build a new facility on the Better signage and other public realm Coppicewood Lodge Care Home site. interventions should be considered Figure 5.5.1 shows the retention of this between Arnos Grove station and Arnos land-use mix. Swimming Pool, Bowes Library and Clinic to improve access to, and links between, these important facilities.

Contributions to public realm improvements will be sought as part of development in this area.

Figure 5.5.4 indicates where public realm improvements could take place.

58 | NEW SOUTHGATE MASTERPLAN PRINCIPLE C: A WELL CONNECTED PRINCIPLE E: A SAFER NEIGHBOURHOOD NEIGHBOURHOOD WITH IMPROVED SERVICES AND OPPORTUNITIES FOR Parking restrictions will be explored to prevent commuter parking in the grounds of ALL RESIDENTS, WITH LESS ANTI- the buildings. SOCIAL BEHAVIOUR See Section 6 for general guidance. Figure 5.5.4 shows the indicative street connections to the surrounding area.

PRINCIPLE D: A CLEAN AND GREEN NEIGHBOURHOOD See Section 6 for general guidance.

Landscape improvements around Bowes Road Library would boost the area

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REGENERATION SITE 7: BOWES ROAD LIBRARY AND CLINIC

Regeneration Site 7 Bowes Road Library and Clinic

Regeneration Site 7

Other Regeneration Sites

Examples of landscape approaches to civic buildings

60 | NEW SOUTHGATE MASTERPLAN Arnos Grove Station

Bowes Road

Library & Swimming Pool

Palmers Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.5.1 Ground floor land uses: Arnos Grove Local Centre and Station This diagram show how different land uses on different sites could come forward.

• Heights of any new development on the site would existing community to be improved need to respect the historic significance of the regeneration site boundary existing buildings • The library, swimming pool and health clinic are valuable community facilities - More text on funding, strategy for the future • The doctor’s surgery will remain where it is and could be expanded if possible. If the site cannot accommodate expansion the Coppicewood Lodge Care Home site will be considered.

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REGENERATION SITE 7: BOWES ROAD LIBRARY AND CLINIC

Arnos Grove Station

Bowes Road

Library & Swimming Pool

Palmers Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.5.3 Urban design framework: Arnos Grove Local Centre and Station This diagram shows our urban design ideas.

• Bowes Road Library, Arnos Pool and Bowes Road Improved walking route Clinic will be protected and promoted landmark new active uses at ground floor level historic buildings new residential frontage gateway • Routes along Bowes Road improved to promote landmark walking Regeneration site boundary

62 | NEW SOUTHGATE MASTERPLAN Arnos Grove Station

Bowes Road

Library & Swimming Pool

Palmers Road © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.5.4 Public realm This diagram show how different land uses on different sites could come forward.

• Improved paving, lighting, planting and signage should local green network be provided along Bowes Road to strengthen links to streetscape improvement Arnos Grove station and wider neighbourhood new station square private open spaces/gardens • New signage and tree plantings should promote existing trees connections through to Arnos Park Regeneration site boundary

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REGENERATION SITE 8: COPPICE LODGE CARE HOME

Redevelopment of this site would allow If a new community facilities is proposed new housing to be provided and a new it should address the current lack of pedestrian route to be created between community facilities and needs as a result Bowes Road and Grove Road. This would of new housing. create a more direct route between New Southgate and Arnos Grove stations. Non-residential uses at ground level fronting onto Bowes Road are encouraged to complement the existing shopping services. PRINCIPLE A: MEET THE NEEDS OF EXISTING RESIDENTS, AND PROVIDE The new pedestrian route would link with FOR NEW RESIDENTS the existing cluster of community facilities in the area, allow Grove Road open space A residential-led mixed-use development of to become a major focal point after public new homes is promoted with the option of realm improvements and enable a more new community facilities on this site. direct route between New Southgate and Community space could be provided Arnos Grove stations to be created. This along a new pedestrian connection from section identifies the detailed principles that Grove Road to Bowes Road. Uses could should be met in this area. include sports provision, as well as other Figure 5.6.1 sets out an example showing potential uses such as a health centre, and how this land use mix could be achieved on community café. the site.

New community focus for Grove Road Open Space

64 | NEW SOUTHGATE MASTERPLAN PRINCIPLE B: AN ATTRACTIVE SAFE Figure 5.6.4 sets out indicative areas where NEIGHBOURHOOD WITH CLEAN public realm should take place on the site. STREETS AND GOOD QUALITY WELL- USED OPEN SPACES PRINCIPLE C: A WELL CONNECTED Development facing Bowes Road and the NEIGHBOURHOOD proposed link from Grove Road should provide active uses at ground level. A pedestrian route along Woodland Road and through the new community square on A landmark development is sought facing Grove Road should be provided. This route Bowes Road. The design of the building should also have footpaths, cycle facilities, should aim to attract people to the new signage and landscaping. connection and facilities as well as Grove Road open space. Figure 5.6.2 sets how building heights could work across the area. PRINCIPLE D: A CLEAN AND GREEN Active frontages will be encouraged along NEIGHBOURHOOD Bowes Road and the new pedestrian route.

Betstyle Circus roundabout is also a See Section 6 for general guidance. gateway to the borough and planting, public art and signage are encouraged to promote the area. PRINCIPLE E: A SAFER NEIGHBOUR- Figure 5.6.3 sets out an example showing HOOD WITH IMPROVED SERVICES AND where active frontages will be encouraged OPPORTUNITIES FOR ALL RESIDENTS, between New Southgate and Arnos Grove WITH LESS ANTI-SOCIAL BEHAVIOUR stations.

A public square is sought on Grove Road A community hub will be encouraged Open Space, which would help to act as a on this site if required in light of existing focal point for the community. This should and new facilities proposed in the area complement a link along the High Road to including at Arnos Pool and Clinic and in other open spaces in the area: High Road the Ladderswood redevelopment. Enfield open space and Millennium Green. Council will work with its partners to establish a strategy and business plan for Streetscape improvements to Grove Road, the facility and work to bring forward this Woodland Road and new links through site. The site has the potential to include to Bowes Road and Friern Barnet Road a doctor’s surgery, sports facilities and a could include high quality paving, lighting, community café. de-cluttering and cycling facilities.

Contributions to the public square and improvements to Grove Road, Woodland Road and new links through to Bowes Road and Friern Barnet Road will be sought as part of development in this area.

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REGENERATION SITE 8: COPPICE LODGE CARE HOME

Regeneration Site 8 Coppice Lodge Care Home

Regeneration Site 8

Other Regeneration Sites

Examples of high quality residential housing

66 | NEW SOUTHGATE MASTERPLAN Bowes Road

New Southgate Station © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.6.1 Ground floor land uses: Coppice Lodge Care Home This diagram show how different land uses on different sites could come forward.

• Development here could be residential with the community opportunity to include a community hub should residential there be an identified need for new community retail, cafe & restaurants facilities in the area. This could include a doctor’s Boroughs boundary Regeneration site boundary surgery, sport uses and a community café • Proposed community space would front onto a new and improved pedestrian connection between New Southgate station and Bowes Road

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REGENERATION SITE 8: COPPICE LODGE CARE HOME

Bowes Road

New Southgate Station © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.6.2 Building heights: Coppice Lodge Care Home This diagram shows how high buildings could be in different places and will be subject to more detail design and planning permission, including consideration of heritage and local context.

• This development should be up to 5 storeys 1 Storey in height to provide prominence along Bowes 2 Storey 3 Storey Road and onto Grove Road open space 4 Storey 5 Storey • Existing development along Bowes Road is 6 Storey mostly 3-4 storeys and this height will provide 7 Storey a clear landmark without creating an overly 8 Storey 9 Storey dominant structure 10 Storey Regeneration site boundary

68 | NEW SOUTHGATE MASTERPLAN Bowes Road

New Southgate Station © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.6.3 Urban design framework: Coppice Lodge Care Home This diagram shows our urban design ideas.

• Development could open up the routes between Improved walking route New Southgate and Arnos Grove stations New Improved open spaces development fronting the pedestrian route New active uses at ground floor level should encourage activity through actives uses New residential frontage or front gardens. Gateway Landmark • Ground floor development fronting Bowes Road Views should have an active frontage to make the Panoramic view to Alexandra Palace street more attractive and vibrant Borough boundary Regeneration site boundary • Betstyle Circus to the north of the site is promoted as a gateway to the area and should be improved accordingly. This could include new plantings, signage.

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REGENERATION SITE 8: COPPICE LODGE CARE HOME

Regeneration Site 8 Coppice Lodge Care Home

Regeneration Site 8

Other Regeneration Sites

Examples of community spaces and play areas

70 | NEW SOUTHGATE MASTERPLAN Bowes Road

New Southgate Station © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 5.6.4 Public realm: Coppice Lodge Care Home This plan shows the ideas for streets and public spaces.

• An improved square should be created at Grove local green network Road Open Space to help to act as a focal point streetscape improvement for the community neighbourhood square new station square • Streetscape improvements to key routes include high road facilities improvement quality paving and de-cluttering of avoidable existing trees street furniture Borough boundary Regeneration site boundary

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IMPROVEMENT AREAS

As well as Regeneration Sites, the New Red Brick Estate Southgate Masterplan also includes Public realm improvements to improve Improvement Areas. While these areas pedestrian routes and safety through will not have new development like the the area and to improve the links to New Regeneration Sites, there are opportunities Southgate station. to make things better and we will work with local residents to improve them. Public realm improvement outside of the High Road shops. High Road Estate Public realm improvements to help improve pedestrian links from High Road to Friern Barnet Road.

Highview Estate Public realm improvements to reduce anti- social behaviour and make the estate more attractive. Improvements to green spaces.

The potential to redevelop Highview in the future will be explored in more detail by the Council, in consultation with residents on the estate.

Floodlights for the enclosed sports area (the cage) will be sought.

High Road estate needs more walking routes Highview Gardens estate would benefit from better quality green spaces

72 | NEW SOUTHGATE MASTERPLAN Millennium Green, High Road Open Millennium Green is a well designed natural Space and Grove Road Open Space. space, which requires improved access These valuable open spaces will be and better natural surveillance. This should improved through redevelopment of nearby be created by new development at the sites but also as stand- alone projects with Ladderswood Estate and the Western the help of the local community. Improved Gateway. Improvements must encourage lighting and management of these open an increase in pedestrian and cycle spaces is crucial, details of open space movement and make the space feel safer. management is contained within the Enfield The role of the Green is a natural space for ‘Parks and Open Space Strategy’. relaxation, appreciation of nature and for local ecology and biodiversity.

High Road Open Space should benefit from an improved pedestrian route, connecting the Ladderswood Estate to the High Road. Improved lighting, planting and playspace for younger children are required. There are limited sport facilities in New Southgate. Facilities include grass pitches at Arnos Park, Arnos Swimming Pool, and various grass, synthetic turf and indoor facilities at Broomfield School (available for community club use outside of school hours).There are no sports facilities within the heart of New Southgate though and therefore improvements at High Road Open Space could include a Multi-Use Games Area. Improvements on Red Brick estate will aim to The role of this space should be to provide increase safety a significant increase in formal play space for different ages in the middle of New Southgate.

Grove Road Open Space could form a new neighbourhood square, as part of the new connection between the two stations. This will be an improved place for sitting, socialising and celebrating community activities. New paving, lighting and landscaping should be considered in this location. Grove Road open space will have a future role as a more formal community space for sitting and relaxing, surrounded by community facilities.

High Road Open Space should have better natural surveillance

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74 | NEW SOUTHGATE MASTERPLAN Section 6: Guidance for all developments

Masterplan Principle A: MEET THE NEEDS OF EXISTING RESIDENTS, AND PROVIDE FOR NEW RESIDENTS

This section refers to the following policies in the Enfield Core Strategy. Development should also conform to relevant policies in the London Plan and national planning policy: • Core Strategy Policy 3: Affordable housing • Core Strategy Policy 4: Housing quality • Core Strategy Policy 5: Housing types • Core Strategy Policy 15: Locally significant industrial sites • Core Strategy Policy 17: Town Centres • Core Strategy Policy 19: Offices • Core Strategy Policy 45: New Southgate

DG 1: A mix of different uses will be encouraged across all Regeneration Sites

A mix of uses across the Regeneration Sites, including different uses between ground and upper floors where relevant, will support a vibrant and active community and improve the local economy. Appropriate uses on different regeneration sites are set out in this section, in the specific policies for each of the Regeneration Sites, and in the development schedule (Appendix B). Figure 6.1 sets out an example showing how this land use mix should be achieved across ground floor uses in masterplan area. Appropriate uses on upper floors are Residential with active ground floor uses will be set out in Figure 6.2. supported in key areas

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DG 2: Commercial development of light industrial units and workspace (B1 uses) will be encouraged as part of mixed-use development within the Western Gateway and in the Ladderswood redevelopment. Part of the New Southgate Industrial Estate land will be released as part of the Ladderswood Estate redevelopment but around 3000 square metres of B1 space will be reprovided on Ladderswood. These uses should be located and designed to minimise the impact on nearby residential properties.

Part of the New Southgate Industrial Study (ELS, 2006), which informed the Estate will be released as part of the Enfield Core Strategy. The ELS considers Ladderswood redevelopment. New that partial change of land use here could employment floorspace will be provided in be appropriate, provided that it is used to the Ladderswood redevelopment as well assist with the retention of employment as additional commercial floorspace on the land in the remaining area. The masterplan Western Gateway site. Where industrial seeks to re-provide the same (plus an estate tenants are not able to move into additional) number of jobs on the Industrial reprovided space on Ladderswood we will Estate site. work with the tenants to find them premises in alternative locations. The masterplan proposes mixed- use residential-led development in Commercial (B1 uses) will continue to be the Western Gateway and land to the located to the south of the Ladderswood north of Station Road that includes the site within the remaining part of the New provision of approximately 7,835 sq.m of Southgate Industrial Estate, nearest the employment, community and potentially junction of Station Road and the North retail floorspace. This comprises 300sq.m Circular Road. of community space (Class D1), 6,520sq.m of employment space (Class B1), and Figure 6.1 shows the current boundary 1,015sq.m of flexible space (variable of the New Southgate Industrial Estate, uses including retail). This could provide which is designated as a Locally Significant approximately 270 jobs to the area, a Industrial Site (LSIS). The masterplan significant increase from the estimated proposes residential development on part 150 Full-Time Equivalent jobs currently of this site in line with Core Strategy Policy employed in the New Southgate Industrial 45. As such, the remaining designated Estate. Across New Southgate as a whole industrial land is shown in Figure 6.2. it is estimated that the proposals could The future strategy for the New Southgate generate approximately 350 jobs in the Industrial Estate, as set out in the Core neighbourhood. The rationale for these Strategy, is that it should be partially assumptions is set out in Appendix B. redeveloped for residential uses to the northern side of Station Road, where it next to existing residential uses. The plans set out in the masterplan comply with the findings in the Enfield Employment Land

76 | NEW SOUTHGATE MASTERPLAN FACTBOX: Employment uses (B1) DG 3: Community uses (D1/D2 uses) will be encouraged toward the south and the Use classes are placed on a building to centre of the site, on the Ladderswood make sure only certain types of activity Estate and next to Bowes Road with can take place within it. good access to public transport links. B1 uses include offices, research and Community uses are encouraged in development and light industrial space. clusters of community buildings, where possible. B2 is general industrial space, which includes most other industry not included in B1 or B8. There is a need to identify space for youth provision, community meetings, training and B8 is storage and distribution, which health facilities. Community consultation includes wholesale warehouses and has indicated that the preference for the distribution centres. location of such a space should be in the north of the masterplan area, close to Bowes Road and public transport links. Figure 6.2 shows the location of community uses.

proposed LSIS boundary existing UDP boundary (consisting of PIA’s) land to be released from LSIS

Figure 6.1: New Southgate Industrial Area

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FACTBOX Shops DG 4: Retail (A1-A4 land uses) will be and retail uses (A1-A4): protected and promoted at Arnos Grove and New Southgate local centres. Use classes are placed on a building to make sure only certain types of activity can take place within it. New retail development (A1-A4 uses) A1 uses are shops, which include should be focused on the two existing most places involved in the retail sale Local Centres of Arnos Grove and New Southgate. Development here should not of goods to the public, it also included be of a scale to compete with neighbouring places that sell cold food (e.g. centres higher in the Core Strategy’s sandwiches). town centre hierarchy (Core Strategy A2 uses are financial and professional Policy 17). A small amount of A1-A4 uses services, which includes things like may be acceptable within the Western Gateway Regeneration Site or as part of banks and estate agents. the Ladderswood redevelopment to serve A3 uses are restaurants and cafes, the day to day needs of nearby existing where they sell food for consumption and new residents and workers provided on the premises. that they do not compete with the retail offer in Arnos Grove and New Southgate A4 uses are drinking establishments, local centres. This is also the case on such as pubs and wine bars. development to the north of New Southgate Station. New hot food takeaways (A5 uses) A5 uses are hot food takeaways like will be resisted to help ensure that there chip shops. are enough shops open throughout the day. Figure 6.2 shows where retail development could be achieved on the site.

The possibility of a new Post Office service (in an existing or new shop) will be explored with the Post Office and convenience stores in the area.

The shops along High Road should be retained provided there is evidence of demand, in accordance with the Core Strategy. If these units are no longer required for retail then conversion to commercial (Class B1) or community (Class D1/D2) use is acceptable provided that the use is sensitive to the residential character of the area.

Our approach to retail in New Southgate is based on the need to protect the designated Local Centres of New A mix of housing and flats will be encouraged

78 | NEW SOUTHGATE MASTERPLAN FACTBOX: Housing uses (C3) DG 5: Residential development (C3 land use) will be supported in all of Use classes are placed on a building the Regeneration Sites and should to make sure only certain types of usually be delivered as part of a mixed- activity can take place within it. use development. On some sites the C3 is for houses which are for residential use may be ancillary to other individuals and families. uses such as community space.

There are also use classes for hotels (C1) Across Enfield there is a significant level and residential institutions (C2), such as of demand for housing and the provision hospitals and nursing homes, which are of high quality private and affordable dwellings in appropriate locations will help not included within proposals. to resolve this issue. New Southgate is a predominantly residential neighbourhood Southgate and Arnos Grove and increase and it is therefore appropriate that all their vitality and range of retail uses. This Regeneration Sites include an element approach is set out in the Core Strategy: of residential development. Mixed-use Core Policies 17 and 18. Core Policy 18 development is sought in certain locations sets out the need for additional comparison to provide a range of activities on the and convenience floorspace in the borough ground floor and maximise potential benefit and where this should be focused. The to the community. Site specific policies for policy does not identify a need for additional each of the Regeneration Sites are set convenience floorspace. In relation to out in Section 5 and the appropriate uses additional comparison floorspace, Core are detailed in the development schedule Policy 18 sets out where this should be (Appendix B). Figures 6.1 and 6.2 set out delivered (in designated town centres). how residential development could be Where it can be demonstrated through achieved on the site. the sequential test that retail development We will work with developers to consider cannot be accommodated in or on the ways to discourage the sale of units for buy- edge of the Borough’s centres, appropriate to-let to help reduce the rate of population development could be directed to existing turnover in the area and strengthen the retail parks, as part of a mixed-use community. We can have more control of development, if it can be demonstrated this on sites that are owned by the council following an impact assessment that there as we can write this into an agreement with will not be a negative impact on a) the the developer. The developers could then vitality and viability of existing centres, b) make sure that their sales and marketing planned investment in centres, and c) that for the new homes discouraged buy-to-let the development increases the overall purchasers. Where the council does not sustainability and accessibility of the retail own the site then a requirement could be park in question. included in the Section 106 agreement to prevent sub-letting of leases.

The potential for Grove Road Christian Centre to be redeveloped will be explored in the future.

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DG 6: A mix of house types and All new residential developments should tenures will be sought across the include at least 10% wheelchair accessible masterplan area. Family housing will units with a dedicated car parking space. be encouraged. All units should be built to Lifetime Homes Standards and meet the standards set out Unless otherwise stated and subject in Enfield’s Wheelchair Design Guide.. to viability testing on individual sites, a tenure split of 60% market and 40% Single aspect units will be discouraged. affordable housing (can we have a On sites where dual aspects units are faxtbox here defining what market and impossible or unfavourable the design affordable housing are?) will be sought should demonstrate that adequate daylight across the masterplan area for residential will be provided. This is particularly development capable of accommodating relevant where taller buildings are ten or more dwellings. Unless otherwise proposed. stated and subject to viability testing on individual sites, the Council will aim FACTBOX: Market and affordable for an affordable housing tenure split of housing 70% social rented and 30% intermediate provision across the masterplan area. For Market housing developments of less than ten dwellings, - Housing that is bought privately on the the Council will seek to achieve a financial open market. contribution to deliver off-site affordable Affordable housing - social rented housing based on a borough-wide target of - Completely owned and managed by 20% affordable housing. the Council or a Housing Association The size mix of market and social rented - Rent is cheaper than on the private affordable housing should reflect the need market for larger family units as required by Core - Typically eligible if a private home costs Strategy Policy 5, which should include more than 25% of gross household houses and maisonettes. income The mix of intermediate housing sizes will Affordable housing - Intermediate be determined on a site-by-site basis an - Partly owned and managed by the subject to the financial viability of bringing Council or a Housing Association sites forward for development and the - Rent levels are higher than social Council will work with developers and other rented housing, but below market partners to agree an appropriate mix. prices As well as family housing we will also - Includes the Homebuy scheme. Part encourage housing that meet an identified of the house is bought (usually 25% or need such as housing for vulnerable groups more) and part is rented including affordable sheltered housing for people with disabilities. The location of this type of housing should be close to local amenities and services and have good public transport links.

80 | NEW SOUTHGATE MASTERPLAN Arnos Grove Station

Bowes Road

Friern Barnet Road

High Road

Station Road

New Palmers Road Southgate station

North Circular (A406)

Barnet

Haringey © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 6.2 Ground floor land-use plan This diagram show how different land uses on different sites could come forward.

• Offices and light industrial within community residential Western Gateway and Ladderswood as retail, cafe & restaurants part of residential-led redevelopment station employment • Community uses along Bowes Road, safeguard employment land High Road and Station Road to existing community to be improved complement existing community facilities CHP retail / community including Bowes Road Library, Arnos off-street parking Pool and local schools Boroughs boundary Regeneration site boundary • Retail uses encouraged along Bowes Road and adjacent to New Southgate Station

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DG 7: The conversion of houses into DG 8: All new development should flats will be resisted. provide adequate communal and private open space and children’s play and In parts of Enfield there has been a informal recreation space in line with the significant increase in the level of housing in the private sector rental market when London Plan standards compared to other forms of housing tenure, which is leading to an increase in the number of houses being converted into It is important that design solutions maximise flats. At present the limited experience private and communal amenity space and of some property owners combined with access to it. On complex sites it will be vital poor standards of property management is to ensure, where dual aspect units are not contributing to a decline in the quality of the possible, that design maximises light to environment. ensure good living conditions.

The conversion of houses into flats and The Mayor’s Supplementary Planning provision of poor quality rental properties Guidance (2008) - Providing for Children tends also to result in a high population and Young People’s Play and Informal turnover. This population is generally more Recreation, sets out criteria and standards prone to increased social and economic for playspace in new development. issues relative to a stable community. Enfield Developments must meet the standards set Observatory’s Migration Study identifies a out in the SPD. high rate of pupil mobility (the proportion of a school’s population that entered and/ or left other than at the school year start/ end) at Garfield Primary School, which is a good indicator of population turnover. For the period 2006/7, the school had a pupil mobility rate of 42.8%, which is 2.5 times the Borough average rate.

Unlike the development of new homes, the conversion of houses into flats is often completed without the provision of additional parking spaces, which also increases pressure for on-street parking and adds to traffic congestion on local streets.

A modern employment offer in New Southgate

82 | NEW SOUTHGATE MASTERPLAN Arnos Grove Station

Bowes Road

Friern Barnet Road

High Road Station Road

Palmers Road

New Southgate station

North Circular (A406)

Barnet

Haringey © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 6.3 Upper floor land-use plan This diagram show how different land uses on different sites could come forward.

• Mixed-use development promoted where community residential possible, providing residential above retail, cafe & restaurants retail, employment or community uses station employment safeguard employment land existing community to be improved CHP retail / community off-street parking Boroughs boundary Regeneration site boundary

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Masterplan Principle B: AN ATTRACTIVE SAFE NEIGHBOURHOOD WITH CLEAN STREETS AND GOOD QUALITY WELL-USED OPEN SPACES

This section refers to the following policies in the Enfield Core Strategy. Development should also conform to the London Plan and national policy: • Core Strategy Policy 9: Supporting community cohesion • Core Strategy Policy 11: Recreation, Leisure, Culture and Arts • Core Strategy Policy 26: Public transport • Core Strategy Policy 30: Maintaining and improving the quality of the built and open environment • Core Strategy Policy 31: Built and landscape heritage • Core Strategy Policy 34: Parks, playing fields and other open spaces • Core Strategy Policy 45: New Southgate

DG 9: All development should improve All new development should address the identity of the area as a residential the need for improved walking, cycling neighbourhood with good access and public transport connections, and to the wider area, local services for green infrastructure. Figure 6.6 sets the community, excellent public out improvements to movement and transport links and a network of open connections. spaces and green infrastructure Many of the current Regeneration Sites accessible to all ages. This includes contain poor quality buildings. The the redevelopment of the Western development of Regeneration Sites Gateway area (including the removal of should create frontages to key routes and the Gasholder) and the Ladderswood roads, inviting gateways and landmarks Estate to better integrate these areas in appropriate locations. The scale and into the neighbourhood. massing of development should be in context with existing development in New Southgate. Site specific policies for each of the Regeneration Sites are set out in Section 5.

84 | NEW SOUTHGATE MASTERPLAN Arnos Grove Station

Bowes Road

Friern Barnet Road

High Road Station Road

New Southgate Palmers Road station

North Circular (A406)

Barnet

Haringey © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 6.4 Building heights This diagram shows how high buildings could be in different places and will be subject to more detail design and planning permission, including consideration of heritage and local context.

• Taller buildings concentrated to the south 1 Storey 2 Storey east to act as a gateway to Enfield. 3 Storey • Building heights respect the heritage and 4 Storey 5 Storey local context of the area as a residential 6 Storey neighbourhood 7 Storey 8 Storey • Development at Western Gateway 9 Storey should not exceed 6 storeys, except 10 Storey where landmarks would create Borough boundary visible beacons of regeneration. This also responds to the height of the Ladderswood scheme

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DG 10: Public realm improvements will be encouraged to the local centres at New Southgate and Arnos Grove, including the stations and along key existing and new streets and paths, including High Road (including the Open Space and through the High Road Estate), Palmers Road, the A406 tunnel, Station Road, Bowes Road and on the Red Brick and High View Estates. These should help to promote an attractive, safe, inclusive and sustainable neighbourhood, with focal points for the local community created.

Core Strategy Policy 30 of the Enfield southwest of the site will be improved Core Strategy states that all developments where possible. This could include and interventions in the public realm must improved lighting and public art. be high quality and design-led, having Site specific policies for each of the special regard to their context. Public identified Regeneration Sites are set out realm improvements should include, where in Section 5. The specific interventions possible, new high quality paving, lighting, will be funded through contributions from signage, tree planting or thinning and development of related Regeneration de-cluttering of street furniture and signage Sites. A palette of materials will need to be in key areas across the masterplan area. developed and agreed with the Council, The narrowing of Station Road around to provide a coherent feel throughout the the Western Gateway, the opening up of masterplan area. Figure 6.6 shows where Palmers Road to pedestrian, cycle and the public realm could be improved. bus traffic and the improvements to the Increased levels of enforcement pedestrian connection along the High against anti-social behaviour, including Road (including along the High Road Open irresponsible dog owners, are needed and Space and through the High Road Estate) the Council will identify an appropriate will all require public realm improvements. strategy to implement this. On the Red Brick Estate the Council will work with local residents to help establish new pedestrian routes through the area to reduce anti-social behaviour and improve links to New Southgate Station.

On the High View Estate the Council will work with local residents to identify how the public realm can be improved to reduce anti-social behaviour and create a greener more attractive environment.

The pedestrian environment through the North Circular (A406) tunnel at the

86 | NEW SOUTHGATE MASTERPLAN Arnos Grove Station

Bowes Road

Friern Barnet Road

High Road

New Southgate station

Station Road Palmers Road

North Circular (A406)

Barnet

Haringey © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 6.5 Urban design framework This diagram shows our urban design ideas.

• Improved pedestrian routes from south to north Improved overlooking Improved walking route • Protected views to Alexandra Palace and between Local linkage Palmers road and Western Gateway Improved open spaces • Increased overlooking of Millennium Green and Narrowed road High Road Open Space to improve safety New active uses at ground floor level New residential frontage • Welcoming gateways to New Southgate encouraged Gateway at Betstyle Circus, Arnos Grove Station, New Landmark Southgate Station and Western Gateway Views Panoramic view to Alexandra Palace • New landmark development at both ends of Station Regeneration site boundary Road and on Coppice Lodge Care Home site • Building frontages to the street will be active where possible • Improved access and links between Millennium Green and High Road Open Space

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DG 11: The scale and massing of The local historic environment should be development should be in context with reflected in high quality design. existing development in New Southgate, drawing on the area’s history and The North Circular Road Area Action Plan enhancing its local character. Taller promotes the development of prominent, buildings will be concentrated to the south distinctive and well-designed landmark east of the study area, near the junction buildings in certain parts of New Southgate, of the North Circular Road and Station and states they could be taller than those Road. Development in this location around them. Specific sites are the existing should act as a gateway to the borough Gasholder and on the New Southgate and provide landmark development of Industrial Estate at the northern corner of exemplar design and construction. Station Road and North Circular Road.

Buildings in the area are generally 2-3 The London Plan sets out appropriate storeys in height. The housing estates are density ranges for different areas in London higher at 4 storeys, with some tower blocks according to their public transport access going up to 15 storeys. Higher development and setting. All development must comply of 4-5 storeys is located to the north along with the appropriate density range. Figure Bowes Road and Friern Barnet Road. 6.4 shows the preferred building heights of Historic landmarks like church spires and development within the neighbourhood. older buildings are concentrated along the DG 12: Important local views, from High Road and to the north of the study High Road to Alexandra Palace and area. Arnos Grove Station and Bowes Road from Palmers Road to the Western Library, Arnos Pool and clinic are listed Gateway site should be maximised buildings and significant local landmarks. through the creation of new routes and New Southgate is located in the south- the redevelopment of regeneration sites. western corner of Enfield on the border with LB Barnet and LB Haringey with The view from High Road to Alexandra the strategic North Circular Road (A406) Palace is highly valued by local passing along the southern border of the residents and aids the appreciation and area. There is potential to maximise the understanding of this neighbourhood potential of appropriate regeneration sites in its North London context. Also, the by providing taller buildings in proximity current gasholder is visible from the open to the A406 and Station Road to act as space outside Arnos Grove station and local landmarks and visible beacons of redevelopment of the gasholder site, which regeneration. Taller buildings will only be is deemed suitable for a landmark structure, permitted in these locations where they are should create a new linear landmark that is acceptable in terms of design and impact on visible throughout Palmers Road and from the surrounding built form and community. the underground station. Buildings should remain sensitive to the Developments and public realm residential character of the area and must improvements should not prohibit these views not exceed approximate building heights and, where possible, should enhance them. identified in the plan. Taller buildings may not Enfield Council will refuse developments that be as appropriate to house families in given are overly intrusive, unsightly or prominent they are likely to be smaller units with less to the detriment of the view as a whole. Key private garden space than family homes. views are shown in Figure 6.5.

88 | NEW SOUTHGATE MASTERPLAN DG 13: The local network of open Site specific policies for each of the spaces including Arnos Park, identified Regeneration Sites are set out Millennium Green, High Road Open in Section 5. Where new development Space and Grove Road Open Space, proposes mainly flats, improvements to should be strengthened through existing open spaces will be sought as part improvements to existing spaces, of the development. the creation of new spaces where appropriate, new walking and cycling DG 14: Important listed buildings, routes and better signage and ensure Arnos Grove Station and Bowes access to all ages. Road Library and Clinic, and their settings, will be enhanced through The local community have said that any redevelopment, public realm improving open space in New Southgate improvements and street furniture in terms of quality, quantity and access is crucial to increasing local community decluttering. A new station square will satisfaction, improving the health and well- be sought at Arnos Grove station. being of the community, and encouraging people to relax and play in the area by providing and promoting opportunities for The New Southgate masterplan will need leisure and recreation. to build on the areas existing heritage and identity and use the opportunities provided New open space is sought as part of by historic buildings to inspire high quality, development in the Western Gateway, as imaginatively designed developments. The are improvements to open spaces in Grove listed buildings around Arnos Grove shops Road, Millennium Green and High Road. are a key part of the story. Development in Alongside these improvements, signage these areas will need to enhance the setting to open space beyond the masterplan of these unique assets. More detail is set area will be sought, including (but not out in the Site Specific Design Guidance necessarily limited to) Arnos Park and section in Section 5 and in Figure 6.6. Broomfield Park. Figure 6.6 shows the potential to improve open spaces alongside The proposals are based on an the public realm. understanding of the historic environment and heritage assets in the area. Figure 6.5 proposes a green corridor within Developments that affect the setting of New Southgate. This ecological corridor heritage assets will need to preserve the could come forward as a walking route elements of the setting that make a positive linking new and improved open spaces, contribution or better reveal the asset. including trees, planting, lighting and signage to support biodiversity and its movement. This will link the three open spaces, with a particular emphasis on improving High Road open space with a more inviting pedestrian route that connects the Ladderswood Estate to the High Road and other green spaces.

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to Arnos Park

Arnos Grove Bowes Road Station

Friern Barnet Road

High Road

Station Road New Southgate station Palmers Road

North Circular (A406)

Barnet

Haringey © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 6.6 Public realm This diagram shows proposed new or improved open spaces.

• New private open space provided local green network through courtyards, gardens and streetscape improvement balconies tunnel streetscape improvement neighbourhood square • Existing trees protected along Station new station square Road and fronting the A406 landscape improvements improved community space • New Station squares promoted at the improvement to Millennium Green stations High Road facilities improvement • Streetscape improvements includes private open spaces/gardens quality paving and street de-cluttering existing trees Borough boundary • High Road open space enhanced as a play area for young people • Grove Road open space converted into a community square • Millennium Green retained and improved ecological and nature conservation role

90 | NEW SOUTHGATE MASTERPLAN NEW SOUTHGATE SHOPS AND STATION This sketch shows an impression of how improvements around New Southgate Station could look. The proposals show a more inviting gateway to the neighbourhood with improved seating, planting and cycle facilities, as well as a new pedestrian crossing linking across to Woodland Road. Opportunities for retail space fronting onto a new public square and residential are also shown.

New Southgate station area is currently car dominated and uninviting

New southgate local centre and station proposals

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Masterplan Principle C: A WELL CONNECTED NEIGHBOURHOOD

This section refers to the following policies in the Enfield Core Strategy. Development should also conform to the London Plan and national policy:

Core Strategy Policy 24: The road network

Core Strategy Policy 25: Pedestrians and cyclists

Core Strategy Policy 26: Public transport

Core Strategy Policy 44: North Circular Area

Core Strategy Policy 45: New Southgate

DG 15: Vehicle access will be provided it is also important to make sure that the into and through the area, primarily on roads encourage pedestrian and cyclists. Bowes Road, Station Road and Friern Station Road should be narrowed to Barnet Road, to encourage walking and allow people to get across to the Western cycling by creating less through-traffic. Gateway site. New links will be created and traffic To support the masterplan an estimate of priorities changed on local access roads vehicle trip generation from the different such as Palmers Road, High Road and regeneration sites is set out in Appendix D. Springfield Road. This indicates that the new developments proposed in the plan could result in up to 199 additional vehicle trips in the It is important to make sure that the morning peak time and up to 127 additional masterplan does not create delays for trips in the evening peak time. The vehicles travelling along the North Circular masterplan aims to reduce vehicle trips by Road. TfL are currently implementing a encouraging alternative modes of transport scheme (A406 NCR Bounds Green to such as walking, cycling, public transport Green Lane Safety and Environmental and car sharing. Improvement Scheme) to reduce to Individual development proposals will require improve conditions for pedestrians, cyclists a full assessment of existing and future and public transport users. The Masterplan vehicle trips, distribution and impact in order will integrate with the existing TfL proposals to assess the impact of the proposals on for the North Circular. the highway network and the ability of the Station Road and Bowes Road are network to accommodate this impact. A important connections. While we need to detailed Transport Assessment is required to maintain traffic movement on these roads accompany all planning applications.

92 | NEW SOUTHGATE MASTERPLAN Local access roads such as Palmers The narrowing of Station Road will aim to Road, High Road and Springfield Road, reduce the road to one lane in either direction should be used largely by residents to help stop this road continuing to act as travelling to and from their homes. These a barrier between the Western Gateway roads should introduce measures, where site and the wider Masterplan area. This appropriate, to reduce vehicle speeds and narrowing of the road should help pedestrians improve road safety. crossing the road. See the appendix for more details on this. Creating shared surface roads (where everyone use the same space) along the The introduction of new or improved southern section of Palmers Road and pedestrian routes and the development of within the Ladderswood Estate should new housing and employment sites create a place pedestrians, cyclists and public need and opportunity to provide additional or transport users at the top of the road user relocated pedestrian crossing points. Figure hierarchy. Designs in this area should 6.7 shows an example of where pedestrian therefore promote pedestrians, cyclists crossing points could go. and public transport users above private Greenways are safe, attractive routes that vehicles. Roads should be level with the lead to key locations such a parks, schools pavement and made of the same materials. and stations. Some routes in the masterplan Pedestrians and cyclists sharing the space area are proposed to become Greenways with cars should encourage drivers to drive (see figure). Development should complement slowly and cautiously through these areas. the Greenways routes and, where relevant, The approach to freight, deliveries, servicing make a financial contribution to their of employment areas and construction traffic implementation. should conform with TfL objectives. DG 17: Palmers Road should create a Figure 6.7 shows an example of how direct connection between the Western movement and connections could work in Gateway site and Arnos Grove station New Southgate. The southern section of Palmers Road should provide a shared surface for DG 16: pedestrians, cyclists and buses. Private Station Road could be narrowed, vehicle access should be blocked by a bus subject to testing of the impact on gate, so that only buses can drive down the road network and at junctions the road. This should prevent rat running and further consultation with vehicles, whilst improving access for route residents, and Palmers Road and 382 buses. Vehicle access for the Industrial High Road could be re-opened Estate should be maintained south of the to pedestrians and cyclists. bus gate. This bus gate could be a radio Access to key locations, such as controlled bollard, which goes up and down New Southgate local centre, the as required. However, other technologies Western Gateway site, Arnos Park or solutions could also be identified through and Broomfield Park will also be discussions with TfL. improved

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Different roads have different purposes and Narrowed Station Road, Ladderswood as such have different design requirements and Western Gateway proposals to suit the type of road user that is expected This artist’s impression of what a narrowed to use the road. For example, a motorway is Station Road could look like, with new designed to carry high volumes of vehicles development at the Ladderswood Estate and with minimal delays whilst a residential road the Western Gateway site. The proposals must accommodate pedestrians, cyclists hope to ensure that development in this and vehicles in the safest possible manner. part of New Southgate adds a new sense of A road hierarchy (or order) has been devised activity, interest and community to the area. to guide the design principles for each road within the Masterplan area. Figure 6.7 shows NARROWED STATION ROAD, an example of the area’s traffic movements. LADDERSWOOD AND WESTERN GATEWAY PROPOSALS This artist’s impression of what a narrowed Station Road could look like, with new development at the Ladderswood Estate and the Western Gateway site. The proposals hope to ensure that development in this part of New Southgate adds a new sense of activity, interest and community to the area.

Narrowed Station Road, Ladderswood and Western Gateway proposals

94 | NEW SOUTHGATE MASTERPLAN DG 18: Car parking for customers DG 20: Car parking on all regeneration will be considered for local shopping sites should be minimised to parades at Arnos Grove and New encourage alternative modes Southgate as part of a review of of transport and reduce traffic controlled parking zones in the area. congestion. This will need to take Car parking for local shops is an into account the impact on on-street important part of passing trade and will be parking and the results of a review of retained to support the viability of these controlled parking zones in the area. local businesses.

DG 19: Traffic calming measures will A detailed review of car parking will be be supported to prevent or reduce rat required after the Masterplan is adopted. running on local streets and in order The study should identify the number of to improve the local environment cars parked in the area during various times and road safety for pedestrians and of the day and the purpose of this parking cyclists. Traffic calming around local i.e. commuter or residential. This will help schools will be implemented where to identify the level of parking in the area associated with New Southgate Station required. which may need to be re-provided as part of Traffic calming measures should be proposals to narrow Station Road, to ensure considered on Palmers Road to help that the masterplan proposals do not have prevent vehicles attempting to rat-run an unacceptable impact on local residential through the area. parking. Investigation into a Controlled Parking Zone in this area would form part Traffic calming measures should be of this work. Cross border impacts will also provided on Upper Park Road to reduce need to be assessed. vehicle speeds outside Garfield Primary School and to help prevent rat running. This is supported by the A406 Bounds Green to Green Lane Accident and Environmental Improvement Scheme proposals.

Figure 6.7 shows an example of potential traffic movements.

Station Road will be narrowed

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The amount of car parking on development • Station Road narrowed in Western sites should be in line with the London Plan. Gateway to one lane in either direction to help pedestrians cross the road and Car club bays allow lower residential car reduce vehicle speeds. Sufficient space parking and will be encouraged across the for queuing and turning vehicles would be Regeneration Sites. provided

Electric vehicle charging points to support • Palmers Road opened to buses through the use and ownership of electric vehicles to Station Road but not private vehicles should be provided within the key residential • Traffic calming measures along Palmers proposals in accordance with the London Plan Road and Upper Park Road should requirements. Electric charging points should discourage rat-running and increase be provided for 20% of all the parking spaces safety provided per development. • Improved pedestrian route through Red Brick estate should reduce anti-social Long stay on-street car parking should be behaviour and access to New Southgate prohibited in many areas not controlled by Station resident parking measures. Short stay on street car parking should help to support local shops without encouraging commuter parking.

Station Road and Western Gateway - current condition

96 | NEW SOUTHGATE MASTERPLAN Bowes Road Arnos Grove Station

Friern Barnet Road

High Road

Station Road

New Palmers Road Southgate station

North Circular (A406)

Barnet

Haringey © Crown copyright. All rights reserved LB of Enfield DENF300 2009. Data Source: Enfield, Ordnance Survey © Crown copyright. Figure 6.7 Movement and connections This diagram shows the street and road plan for New Southgate.

• Improved cycle and pedestrian routes residential shared surface should encourage people to travel improved walking route sustainably potential sustrans & greenway route bus only • Cycle proposals link into a wider network improved cycle route of proposed Sustrans cycle routes narrowed road • New connections from High Road through A406 streetscape improvement to Bowes Road and Friern Barnet Road key crossings potential new access to industrial estate • Palmers Road becomes a more street section locations welcoming route between the station and borough boundary new development • New or improved pedestrian crossings located along Station Road, Friern Barnet Road and outside stations to make the area safer for those on foot.

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DG 21: New developments and feasibility of any such frequency increased improvements to existing streets and should need to be developed with Transport routes should help to provide easy for London during the development phases access to bus services, New Southgate for the residential development. station and Arnos Grove station for Buses should also stop at New Southgate people of all mobilities. and Arnos Grove stations. The convenient connections by bus to these stations should encourage multi-modal travel. Bus stops for routes 232, 382 and 221 should be provided on Station Road The TfL Business Plan (2009/10-2017/18) between the Western Gateway and includes the upgrade of the Piccadilly Line Ladderswood sites. Bus lay-bys will still by 2014, which will deliver more spacious need to be provided on Station Road. and faster trains as well as new signalling to enable a higher service frequency. The High quality bus stops should be provided upgrade to the Piccadilly Line is important on the road between the Western Gateway to the Borough as a whole and is key to and Ladderswood Estate sites. These improving public transport accessibility stops should incorporate quality passenger to the master plan area. It is therefore facilities such as shelters, seating, real essential that the upgrade, including the time information and high kerbs to assist new signalling equipment at Arnos Grove, is access for the mobility impaired. A new delivered as planned and on time. bus stop at the southern end of Palmers Road for Route 382 buses should also be Figure 6.7 shows bus stop locations and considered. potential pedestrian and cyclists’ routes.

It may be necessary to increase the frequency of bus services in this area once all the new homes have been built. The

New sigggnage should be put u p to hel p direct pppeople throu gh and around New Southgate

98 | NEW SOUTHGATE MASTERPLAN The sections set out an example of how different streets could look.

Section 1 illustrates the narrowing of Station Road and the potential for cycle lanes and wider footpaths. 32m

Section 2 shows the proposal to open up Palmers Road to bus traffic, which could create a pedestrian friendly and low traffic environment. 20m

Section 3 shows an example of how the neighbourhood streets on Ladderswood and the Western Gateway might look. This includes a shared surface which is more pedestrian friendly.

12m

Section 4 illustrates the proposed improved pedestrian route adjacent to High Road open space, which improves north- south connections across the masterplan area. 7m

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DG 22: Walking and cycling between A connection from the improved key origins and destinations within neighbourhood square at Grove Road and near the Masterplan area will be Open Space to Friern Barnet Road should encouraged by improving existing link to the proposed Betstyle Circus routes, creating new routes and pedestrian crossing improvements, forming encouraging adequate and safe cycle a link to the areas north of the Masterplan site. parking spaces in new developments and at New Southgate and Arnos A large raised table on Station Road Grove stations. Any new cycle routes between the two bus stops should should connect to the new cycle routes encourage and support pedestrian crossing planned on the A406 road. between the Western Gateway and the wider Masterplan area. An additional raised crossing adjacent to Millennium Green High quality pedestrian and cyclist should support pedestrian movement in this routes should encourage people from all location. residential areas to choose to walk and A cycle path should be provided along the cycle as often as possible. Cycle routes western side of Station Road from New should form a network through the area Southgate station to the A406. This route and connect with key locations such as should connect cyclists from the station stations and shops. to the proposed TfL cycle route along the The High Road should be upgraded to northern side of the North Circular. improve the north – south pedestrian and Palmers Road should also be suitable cycle connection through the Masterplan for cycling and should form a cycle route area. The upgrade should provide between Arnos Grove station and the North footpaths and crossing facilities as well as Circular cycle path. signage and landscaping improvements. The approach to signage should be in line Increased cycle parking at the stations is with the principles of Legible London. required. Cycle parking should meet the standards in the London Plan. Public cycle In order to create a quality pedestrian and parking should be provided at stations and cycle connection between New Southgate outside retail stores. and Arnos Grove stations, a route along Woodland Road and through the new Figure 6.7 shows where new pedestrian community square on Grove Road should and cyclists’ routes could be placed. be provided. This route should also have quality footpaths, cycle facilities, signage and landscaping.

Safe and attractive routes from the masterplan area to Arnos and Broomfield Park will be encouraged as part of the Greenways Cycle Network.

100 | NEW SOUTHGATE MASTERPLAN DG 23: All new development proposals Site specific travel plans should will require Transport Assessments be developed with residents of the and Travel Plans to be submitted development sites upon and following with planning applications including occupation. an assessment of the impact of car parking levels on on-street parking. Travel plans should make provision for monitoring arrangements. Transport Assessments for major developments should provide audits of the pedestrian environment.

Transport Assessments must consider journeys across boroughs and show that new development will not have a negative impact on these journeys.

Workplace travel plans should be implemented at large employment sites such as the sites within the Western Gateway. Residential travel plans should be developed for key residential locations within the Western Gateway and Ladderswood Estate sites.

Typical measures implemented within employment and residential travel plans include: • On site facilities such as secure cycle parking, showers, changing facilities • Car clubs and car share schemes • Cycle buddy schemes • Financial help with cycle purchase and maintenance • Promotional material and maps • Discounted ticketing

Cycle spaces should be accessible

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Masterplan Principle D: A CLEAN AND GREEN NEIGHBOURHOOD

This section refers to the following policies in the Enfield Core Strategy. Development should also conform to the London Plan and national policy: • Core Strategy Policy 20: Suitable energy use and energy infrastructure • Core Strategy Policy 21: Delivering sustainable water supply, drainage and sewerage infrastructure • Core Strategy Policy 28: Managing flood risk through development • Core Strategy Policy 30: Maintaining and improving the quality of the built and open environment • Core Strategy Policy 32: Pollution • Core Strategy Policy 34: Parks, playing fields and other open spaces • Core Strategy Policy 36: Biodiversity • Core Strategy Policy 45: New Southgate

DG 24: A Combined Heat and Power Detailed design of re-development in the Western Gateway and Ladderswood estate plant is required as part of the should identify the appropriate scale, nature Ladderswood redevelopment. This and location of the CHP plant. should have the ability to connect to new development on the Western Gateway site. It should also have DG 25: Public realm improvements and the ability to link to a district heating enforcement will reduce fly tipping and network. other environmental crimes. Litter bins and rubbish collection facilities for both Policy 4A.5 of the London Plan states that, businesses and houses will be improved where possible, new development should particularly around Arnos Grove and be linked to an existing or new Combined New Southgate shops. Heat and Power (CHP) system as part of a site-wide approach that connects different uses and/or groups of buildings. A CHP Litter and fly-tipping are serious problems plant produces heat, usually in the form of for many residents, who want New steam, and power, usually in the form of Southgate to be a cleaner place to live. electricity. Areas that are known to be suffering in particular include: Palmers Road, Tash A waste management facility is proposed Place, Station Road, Woodland Road and nearby in Haringey, the Pinkham Way site Highview Gardens. These issues should and we will work with the North London be resolved where possible through public Waste Authority to explore the potential to realm improvements and high quality link the Pinkham Way waste site with the redevelopment. CHP plant.

102 | NEW SOUTHGATE MASTERPLAN DG 26: Improve biodiversity in New native species of plants and tress, be Southgate through new spaces on wildlife friendly and should link to existing redevelopment sites and improvements landscape networks. to existing green spaces. The provision of living roofs, green roofs, The Enfield Biodiversity Action Plan states and living/green walls in developments is that there are two Sites of Importance for required as well as wildlife enhancements. Nature Conservation (SINC) near New At least 30% of new homes built in the Southgate; Arnos Park and Broomfield area should have green roofs. Rooftop Park. Despite this part of New Southgate allotments could also be provided as part of is classified as an area that is deficient in green roofs to further enhance biodiversity. access to nature. Trees are part of the character of the The Plan also identifies Millennium Green, area and have significant landscape and High Road open space, Grove Road open ecological value. All new development space and land next to roads as areas for will need to be informed by an up to date biodiversity enhancement. This can be tree survey (BS5837) and development achieved through appropriate management should maximise opportunities to integrate and developers will be expected to existing and new tress in the design of the make a contribution to the biodiversity scheme. Developments will be expected enhancement of these spaces. Millennium to provide new trees including those with Green is of particular biodiversity value. large canopies to maximise shade and Hedgerows, street trees and grass contribute to climate change. The number verges should be used to enhance the of trees should be increased to improve the street scene throughout New Southgate screening effect and create more wildlife and landscaping should consists of habitat. This approach is recommended Conventional Power system along Station Road. Open spaces can be improved through the planting of a mixed native hedges to create screens and habitat for nesting birds and other wildlife.

the majority of domestic (40%) electric energy demand waste is for heating!! heat

electrical energy

Example of a conventional power system

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Ecological and water quality improvements DG 27: All development should to Bounds Green Brook should seek to achieve the highest possible standards enhance the area and utilise the Blue of sustainable design and construction Ribbon Network. The brook should provide a useful function as a wildlife corridor and sustainable urban drainage site, in Policy 4A.3 of the London Plan states that accordance with London Plan policy 4C.3. development should meet the highest Developers will be expected to demonstrate standards of sustainable design and how their scheme contributes to this construction and sets out specific criteria objective. for consideration. All development in the masterplan area should adhere to the Figure 6.5 proposes a green corridor within requirements of this policy. Particular New Southgate. This ecological corridor aspects of sustainable design and could come forward as a walking route construction principles include (but are not linking new and improved open spaces, limited to): Brownfield land redevelopment; including trees, planting and signage to minimise energy use; make most support biodiversity and its movement. effective use of land; sustainable waste management including support for local integrated recycling schemes; manage flood risk; reduce adverse noise impacts.

Development and public realm improvements should seek to reduce the current levels of impermeable surfaces throughout as an alternative to other

Sustainable Urban Drainage will need to be drainage options. considered in the detailed design of future developments

Combined Heat and Power Waste heat is captured minimal from the powerstation waste and piped to buildings for heating heat

gy electrical ener

Captured heat transported underground from source in insulated pipes

Example of a combined heat and power (CHP) system

104 | NEW SOUTHGATE MASTERPLAN DG 28: All development should DG 30: Developments should exceed contribute to improved air quality the Code for Sustainable Homes Level 3 or Building Research Establishment Environmental Assessment Method The Enfield Air Quality Action Plan (BREEAM): Very Good. promotes the provision of sustainable means of getting children to and from school, and endorses improvements to the Excellence in sustainability will be required A406 North Circular Road to help reduce for all new homes. New housing should congestion levels and improve air quality. take account of the design and construction All developments should reduce the need to policies set out in the London Plan and travel by private vehicle as stated in Policy should exceed the Code for Sustainable 4A.19 of the London Plan. Development Homes Level 3 as well as conforming to in close proximity of the A406 should be Building Regulations. orientated away from the road to minimise the effect of vehicle pollutants. Existing trees should be retained and new trees planted along the north edge of the A406 (as shown in Figure 4.2) to help improve local air quality.

The North Circular Area Action Plan: Preferred Options report sets out ways of reducing air pollution through the design of new development. This should be referred to by developers.

DG 29: All development should reduce the impact of noise, particularly from the A406 North Circular.

Policy 4A.20 of the London Plan encourages design that minimises the adverse impacts of noise in the vicinity of development proposals. Development in close proximity of the A406 should be orientated away from the road to minimise the effect of noise pollution. Existing trees should be retained and new trees planted along the north edge of the A406 to help reduce noise levels. Green roofs should support biodiversity and improve water management

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DG 31: All development sites will require a flood risk assessment to be undertaken, which will need to look at a surface water strategy to make sure water does not collect in areas and lead to flooding.

Sustainable Urban Drainage Systems (SUDS) must be considered on regeneration sites. Elements such as Green Roofs, permeable paving and possible water recycling should be incorporated into the masterplan to reduce flood risk.

Excellence in sustainability

106 | NEW SOUTHGATE MASTERPLAN Masterplan Principle E: A SAFER NEIGHBOURHOOD WITH IMPROVED SERVICES AND OPPORTUNITIES FOR ALL RESIDENTS, AND LESS ANTI-SOCIAL BEHAVIOUR

This section refers to the following policies in the Enfield Core Strategy. Development should also conform to the London Plan and national policy: • Core Strategy Policy 7: Health and Social Care facilities and the wider determinants of health • Core Strategy Policy 8: Education • Core Strategy Policy 9: Supporting community cohesion • Core Strategy Policy 11: Recreation, Leisure, Culture and Arts • Core Strategy Policy 13: Promoting economic prosperity • Core Strategy Policy 16: Taking part in economic success and improving skills • Core Strategy Policy 30: Maintaining and improving the quality of the built and open environment • Core Strategy Policy 45: New Southgate

DG 30: New community, leisure and required. We will also seek improvement to recreation facilities will be sought to open spaces and sports facilities in the area improve the health, lives and prospects as part of the masterplan. of local people. Where appropriate, new Bowes Road Library is currently located in a leisure and recreation facilities should Grade II Listed Building and is not compliant capitalise on the excellent network of with the Disability Discrimination Act (DDA). open spaces in the area. This includes Therefore should the library be relocated Millennium Green, Arnos Park, Grove then an on-site facility would help provide a Road and High Road Open Spaces. community hub, which would be appropriate as a strategic focus between New Southgate Station, Arnos Grove Station and Bowes There are currently no youth facilities in the Road/Friern Barnet Road. masterplan area and some existing facilities are poor quality. The nearest youth facility is It is also evident that Enfield NHS Primary currently in Southgate and the Enfield Youth Care Trust would like to develop a small Service is keen to provide a dedicated facility ‘spoke’ primary healthcare facility and for local people. A new youth facility should potentially relocate from their existing be provided on Ladderswood as well as on surgery at Bowes Road Clinic. This could the Coppicewood Lodge Care Home site if form part of a local community hub.

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DG 31: The use of existing and DG 32: Improvements to public streets new open spaces for community and spaces in existing and emerging food growing opportunities will be crime hotspots will be required as part encouraged. of new development, including Arnos Grove Station, Woodland Road, Grove Open space for community food growth Road, Ladderswood Estate, Red Brick will help to improve existing open spaces Estate, High Road Open Space and and create a healthier population. We are Highview Gardens Estate currently preparing a Food Strategy which should be referred to for guidance once complete. Green roofs could also include Public realm and development rooftop allotments. improvements in these areas will be sought as a priority that adhere to principles set out in “By Design: Urban Design in the Planning System: Towards a Better Practice” and “Secured by Design”.

Local crime hotspot areas, 2008/9. Source: Crime and anti-social behaviour profile, Southgate Green Ward: Enfield Council

108 | NEW SOUTHGATE MASTERPLAN DG 33: Improvements to Garfield DG 35: A permanent location for the School including access for disabled existing job broker will be sought, and mobility impaired people will be which should be located near other encouraged. If required, due to the community uses where possible. increased demand for school places generated by the new housing in the area, there is potential to expand According to the Employment indicator of the Indices of Multiple Deprivation (2007), Garfield Primary School from 2 to 3 the masterplan area is in the 11-20% most forms of entry. deprived areas in the country and fares Garfield Primary School occupies a central significantly worse than the surrounding location within New Southgate and has area. the potential to perform an important There are currently proposals to locate a community role by allowing general public job brokerage service in a temporary facility use of certain facilities outside of school within the Western Gateway and if this is hours. Refurbishment of parts of the facility successful a permanent location will be will be required to ensure that it meets sought across the masterplan area. accessibility standards defined in the Disability Discrimination Act.

DG 34: The use of school buildings in the evenings and weekends for community uses, such as meeting, sports, leisure and recreation, will be sought.

New development will need take into account the additional need for school places.

We need to consider the need for additional school places due to the growing population. The schools in New Southgate will need to be considered specifically because of the Ladderswood regeneration and other Regeneration Sites in this masterplan, which will increase the amount of housing in the area. It may be necessary to provide additional primary school places which could potentially be accommodated through the maximising of space in existing schools. Contributions to school places will be sought from development through Section 106 agreements or the Community Infrastructure Levy (CIL). A community IT facility may be possible as part of the current school building

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110 | NEW SOUTHGATE MASTERPLAN Section 7: Delivery and Implementation

The masterplan will be accompanied by a Western Gateway. This will have several Delivery Strategy which will set out when advantages including allowing the market to and how each of the projects identified absorb the private units created through the in New Southgate will happen. For more Ladderswood development, the benefit the information visit www.enfield.gov.uk/ improved physical environment established placeshaping by the Ladderswood development to increase sales values , and allow the FINANCIAL VIABILITY OF THE recovery of the property market. The end DEVELOPMENTS result has therefore been to establish a Before we selected the masterplan land residential led scheme which optimises uses for different sites an extensive development on the site whilst still creating feasibility process was undertaken which an attractive living environment. In assessed three potential master planning particular, careful consideration has been options. The land use approach in the given to the mix of apartments/maisonettes masterplan was developed based on and town houses in order that a balanced this viability assessment and on policy and sustainable community can be created requirements of LBE. and that some of the demand for more family housing can be met. WESTERN GATEWAY SITE The Western Gateway is well located for The property market review undertaken to a residential development of this nature inform the masterplan highlighted that a mix with good proximity to local amenities and of apartments, town houses and ancillary excellent public transport links to tube retail and employment land uses should and rail In addition, this redevelopment is be considered. Not only does this enable a intended to integrate with the redevelopment diverse and sustainable community to be of the Ladderswood Estate, which is already established but it is was also considered in the advance stages of procurement, favourable from a planning policy, and in doing so, creates a new and larger commercial and marketing perspective. It residential community that can benefit from was also noted that existing retail at both shared services and sustainable energy Arnos Grove and New Southgate are technologies (e.g. combined heat and important to the area’s vitality and as such power). the masterplan should ensure it does not negatively impact on these areas, while still The Council is the freeholder of the providing necessary ancillary services to Homebase site, National Grid own the new developments. gasholder and Topps Tiles. The site is subject to occupational leasehold interests The scale of the proposed development on the Homebase site. The ability of and the Council’s commitment to deliver landowners to achieve vacant possession the redevelopment of Ladderswood as its and bring sites forward for redevelopment initial priority means that we have taken a will be based on the: long-term approach to redevelopment of the

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• The landuse mix driven by a commercial A key element of bringing forward the imperative to maximise land and Western Gateway is addressing the issues investment values of Station Road as a barrier. The masterplan • The outcome of negotiation with tenants proposes narrowing the road between the (which could be linked to their trading site and Ladderswood Estate. This will performance from the unit or the ability require further feasibility work to ensure this of landowners to relocate tenants within does not have an adverse impact on traffic. the wider portfolio) The masterplan has been prepared so the LADDERSWOOD ESTATE site can be delivered in 3 phases based on The Ladderswood Estate redevelopment is the land ownership’s across the site. Taking being delivered by the council in partnership into account the viability of the gasholder with a development partner. We are in the site and the fact that it does not have any process of selecting a development partner leasehold interests, this could form the to work with us and hope to have selected first phase of development. In addition the a partner in early 2011. Following this, the redevelopment of this site as a first phase development partner will need to submit a delivers significant urban design benefits planning application to rebuild the estate. as it effectively encloses and separates the Building is likely to start in 2012 and finish in remainder of the site from the A406 (North around 2015. Once the planning application Circular). has been approved, we will have a clear idea of how the different phases of new The site’s location, along with future homes will be built. To allow the existing projected stabilisation in the residential properties to be demolished we will need property market and the potential to acquire the leasehold interests for all timeframes involved for remediation the properties affected. We hope to do this site (which is uncertain but could be in through negotiation but if this fails we will the order of 1-2 years as an estimate), we need to use Compulsory Purchase Powers. consider that this could be an attractive and deliverable development opportunity. OTHER MASTERPLAN SITES On the remainder of the Western Gateway The masterplan also includes smaller there are costs relating to the acquisition regeneration sites, some of which are and extinguishment of the lease on owned by the Council. These sites have Homebase. The proposed development been identified as opportunities which will need to generate a land value which have the potential to introduce mixed equates to the existing use value (and use development including new housing, potential tenant disturbance costs) of the local services and community facilities existing commercial property on site. This along with environmental and public realm is recognised by the Council as a key improvements. issue and it has therefore been important These sites have all been subject to to generate a scheme which not only viability assessments to inform the creates an attractive environment to live proposed land uses. The results vary but which also optimises site utilisation and dependent on the scale of development development density. As the regeneration and the costs linked to achieving vacant process moves forwards it will be important possession, but the viability testing that the Council maintains an active indicates that those sites selected to come dialogue with the land owners.

112 | NEW SOUTHGATE MASTERPLAN forward in the final masterplan should PHASING OF MASTERPLAN be viable. In terms of deliverability and REGENERATION SITES contribution to regeneration, the Council An indicative phasing plan for the will prioritise the release of sites under its masterplan is set out below which illustrates direct control – this could act as a stimulus when each site could be delivered. For for wider development activity. The timing each site planning permission has to be of the redevelopment of the remaining sites obtained before development can start: will largely be dictated by market forces. However the Council will remain in regular contact with the private landowners so that a coordinated approach can be taken.

PHASING PLAN

Site Phase Timeframe Delivery risk+ Ladderswood 1 2-4 years Selection of development partner already started. Leaseholder buy-outs on-going. Commercial leases. Gas Holder 2 2-4yrs Extent of remediation required due to former gas works on the site and ability to agree a purchase with the landowner New Southgate 2A , at same 2-4yrs Agreement with landowners on the Station time as phase 2 proposals and agreement of landowners to bring forward a joint development proposal Bowes Road Library, 2B, at the same 2-4 years Council funding for library Arnos Poll and Clinic times as phase 2 Agreement with English Heritage given Listed status Topps Tiles 3 4-6yrs Remediation required. Trading performance of Topps Tiles Arnos Grove Station 3A, at the same 4-6yrs Landowners’ ability to bring forward proposals with time as phase 3 land owners. Impact of redevelopment of station on commuter car parking on local streets.

Agreement with English Heritage given Listed status Homebase 4 8-10yrs Remediation required. Trading performance of Homebase along with the landowner’s view of existing use value. Coppicewood Lodge 4A Undertaken 8-10yrs Availability of a care home relocation site. Care Home in tandem with phase 3

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PUBLIC REALM AND ENVIRONMENTAL FACTBOX: IMPROVEMENTS The Delivery Strategy will provide Section 106 (S106) Developer more information about how different Contributions environmental and public realm improvements, such as improvements to Section 106 of the Town and Country open spaces, will be funded. Developers Planning Act 1990 sets out the will be required to contribute towards ability for local authorities, including these improvements through Section 106 Enfield Council to charge a levy on developer contributions: development. The principle behind the levy is that new development can cause an increase in population, which leads to an increase in demand for public facilities, such as roads, libraries, schools and parks. New development therefore should make a fair contribution to these local requirements.

Things like improvements in education, health, public realm, the historic environment, and open space that could all come forward as part of the proposals in the masterplan will all need to have significant funding through Section 106.

We are currently preparing a Section 106 SPD which will set out our approach to securing S106 contributions in all new developments. This will be available for consultation later in 2010 with adoption scheduled for Spring 2011.

114 | NEW SOUTHGATE MASTERPLAN SECTION 106 PRIORITIES There are also a number of transport and The public realm works in the masterplan movement projects recommended in the include a range of improvements to masterplan which are e priorities for Section landscaping, street furniture and the 106 funding. These are: physical environment in general. These have been set out below and are priorities Direct pedestrian and cycle routes opened for S106 funding from developers: up from High Road to Friern Barnet Road and down to Station Road,, Palmers Road to Station Road and through the Red Brick Estate to New New public square outside Arnos Grove station Southgate Station Take the High Road: The creation of a green Buses able to turn onto Palmers Road from link along High Road including improvements to Station Road green spaces along it, opening up the road to the north to create direct access onto Friern Barnet New Southgate Station: Provide more car parking Road and safety and public realm improvements for people who use the station to the route and Red Brick Estate. Review of parking including the controlled Improved lighting, flower planting, signage and parking zone on local streets paving at Arnos Grove shops and Bowes Road Narrowing of Station Road to make it easier to Improvements to Bowes Road Library/Arnos Pool cross the road and create more of a residential and Bowes Clinic (including the buildings and neighbourhood at the south of the masteprlan their setting) area

Better station entrance, safety and car parking Improve the accessibility of New Southgate and improvements at New Southgate Station Arnos Grove Station for people who are mobility impaired Improved lighting, signage, customer parking and paving at New Southgate shops and near Betstyle Circus roundabout In order to secure funding to assist the financing of these works, the Council The use of green spaces for community food will ring fence Section 106 contributions growing (like an orchard or vegetable plot) from the masterplan development sites. A new community square at Grove Road Open When doing this a balance will need to Space be struck between maximising Section Improvement to the High Road Open Space, like 106 funding and enabling development playspace for young children, flower planting, schemes on regeneration sites to be benches and lighting viable and deliverable. Independent site specific viability assessmentswill need to be A better and safer walking route along the High Road and High Road Open Space undertaken to be followed by a negotiation with the developer in order to agree a final Millennium Green safety, access and biodiversity figure for Section 106 contributions. improvements to the space. Improvements to lighting, pathways, CCTV and the creation and implementation of a management plan

New open space on the gasholder site

Safety improvements for Arnos Grove Station, Red Brick Estate, High View Estate, Grove Road, Ladderswood Estate and Woodland Road

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116 | NEW SOUTHGATE MASTERPLAN Appendix A: Planning policy context

• The Masterplan is a Supplementary REGIONAL PLANNING CONTEXT Planning Document and forms part of • The London Plan (2008) the planning framework for the New Southgate Place Shaping Priority Area • The Draft Replacement London Plan and is part of the Local Development (2009) Framework. • The North London Strategic Alliance: This appendix sets out the planning policy North London Sub-Regional Economic context, considering national, regional and Development Implementation Plan (2006) local policies to which development in the • The London Plan Sub-Regional New Southgate masterplan area should Development Framework (SRDF) North comply with. It then sets out a review of London (2006) other relevant documents.

NATIONAL PLANNING CONTEXT • PPS 1 – Delivering Sustainable Development • Supplement to PPS 1 – Planning and Climate Change • PPS 3 – Housing • PPS4 – Planning for Sustainable Economic Growth • PPS 9 – Biodiversity and Geological Conservation • PPG 13 – Transport • PPG 17 – Planning for Open Space, Sport and Recreation • PPS 22 – Renewable Energy • PPS 23 – Planning and Pollution Control • PPG 24 – Planning and Noise • PPS 25 – Development and Flood Risk

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LOCAL PLANNING CONTEXT Core Strategy (2009)

Figure A.1 Enfield LDF: Relationship of component documents

118 | NEW SOUTHGATE MASTERPLAN SUMMARY OF CORE STRATEGY The Council will facilitate the renewal of the POLICIES Ladderswood Way, undertaking feasibility Below is a summary of the relevant Core studies and work with local residents to Strategy policies followed by a table setting identify the most appropriate solution for out the relationship between the masterplan renewal, taking into account potential principles and these policies. for refurbishment and comprehensive redevelopment.h Policy 3: Affordable housing The Council will seek to achieve a borough- Policy 5: Housing types wide target of 40% affordable housing units The Council will plan for the following in new developments, applicable on sites borough-wide housing mix to meet housing capable of accommodating ten or more need: dwellings. Market housing – 20% 1 and 2 bed Affordable housing should be flats (1-3 persons), 15% 2 bed houses delivered on-site unless in exceptional (4 persons), 45% 3 bed houses , (5-6 circumstances, for example where on-site persons), 20% 4+ bed houses (6+ affordable housing would not support the persons). aims of creating sustainable communities. Social rented housing - 20% 1 bed and For developments of less than ten 2 bed units (1-3 persons), 20% 2 bed units dwellings, the Council will seek to achieve (4 persons) 30% 3 bed units (5-6 persons), a financial contribution to deliver off-site 30% 4+ bed units (6+ persons). affordable housing based on a borough- The Council will seek a range of housing wide target of 20% affordable housing. types in the intermediate sector, including The Council will aim for a borough-wide affordable homes for families. The mix affordable housing tenure mix ratio of of intermediate housing sizes will be 70% social rented and 30% intermediate determined on a site by site basis and the provision. Council will work with developers and other partners. Policy 4: Housing quality The density of residential development Excellence in design quality and proposals should balance the need to sustainability will be required for all new ensure the most efficient use of land whilst homes. New housing developments should respecting the quality and character of take account of the design and construction existing neighbourhoods and accessibility policies and sustainable design and to transport and other infrastructure. construction guidance set out in the London Plan and should seek to exceed the Code for Sustainable Homes Level 3.

All new homes should be built to Lifetime Homes standards. The Council will seek to achieve a borough-wide target of 10% of all new homes to be suitable or easily adaptable for wheelchair users.

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Policy 8: Education Resisting the loss of existing recreation, The Council will contribute to improving leisure, heritage, culture and arts facilities; the health, lives and prospects of children Exploring how more flexible use of existing and young people by supporting and school, college and community facilities and encouraging provision of appropriate public open spaces can be made for sport and and private sector pre-school, school physical activity and as arts and cultural and community learning facilities to meet venues; projected demand across the Borough. Addressing the identified need for sports New facilities should be provided on sites halls provision - particularly in the south west that offer safe and convenient access by of the Borough, and undertaking a facility pedestrians, cyclists and public transport audit and review of long term leisure facility users, and schools will be encouraged needs by 2011; to allow the use of buildings for other community purposes in the evenings and at Identifying the need for new recreation, weekends. leisure, culture and arts facilities in the place shaping priority areas and setting Policy 9: Supporting community cohesion out arrangements for delivery, including The Council will work with its partners to the reconfiguration of existing facilities promote community cohesion by: in appropriate area action plans and masterplans. Promoting accessibility whereby all members of the community have access Policy 13: Promoting economic prosperity to good quality health care, housing, The Council will protect and improve Enfield’s education and training, employment, open employment offer helping to facilitate the space and other social facilities in locations creation of a minimum of 6,000 new jobs that best serve the community; from 2010-2026. Approximately 2,000 are Contributing towards reducing crime, fear expected to be created in town centres and of crime and anti-social behaviour by using Place Shaping Priority Areas. design principles that create environments Policy 15: Locally significant industrial sites which promote community safety and discourage offending. The Council will safeguard Locally Significant Industrial Sites (LSISs) for a range of We will require the provision of necessary industrial uses only where they continue community facilities to support local need to meet demand and the needs of modern within the delivery of Core Policies 44 and industry and businesses. Where sites are 45. designated as LSISs and are no longer suitable for industrial uses or have been Policy 11: Recreation, Leisure, Culture and identified through the Council’s place shaping Arts programme as opportunities to contribute to The Council will seek to protect existing wider regeneration benefits, a progressive assets and provision, and promote and release of land will be achieved. encourage the increased use of recreation, leisure, culture and arts facilities in the Borough by:

120 | NEW SOUTHGATE MASTERPLAN Policy 16: Taking part in economic success Policy 20: Sustainable energy use and and improving skills energy infrastructure The Council is committed to tackling The Council will require all new worklessness, creating new jobs in the developments, and where possible via a Borough and working to ensure that local retrofitting process in existing developments residents are able to access existing to address the causes and impacts of and new jobs. The Council will work climate change by: minimising energy use; with its partners to concentrate available supplying energy efficiently; and using resources into the Borough’s place shaping energy generated from renewable sources priority areas in order to reach hard-to- in line with London Plan and national policy. serve populations and target the most disadvantaged areas. The Council will set local standards and targets, based on an understanding of local Policy 17: Town Centres potential and opportunities for renewable or Enfield’s Local Centres will continue low carbon energy and existing or planned to be supported in providing core local decentralised energy infrastructure. Where shopping facilities and services (such as opportunities are identified, development convenience store, post office, pharmacy will be required to contribute towards and newsagent) for their respective realising these opportunities. local communities; largely catering for a Policy 21: Delivering sustainable catchment area within walking distance. water supply, drainage and sewerage Local shopping parades to support the infrastructure regeneration of place shaping priority areas will be considered as part of comprehensive The Council will work with developers, masterplans. residents and water supply and sewerage companies to ensure that Enfield’s Policy 19: Offices future water resource needs, wastewater The Council will: promote mixed use treatment and drainage infrastructure development with office uses in strategic are managed effectively in a coordinated growth areas that are subject to a manner. comprehensive masterplan, where it is Policy 24: The road network demonstrated that higher value uses, such as residential, are required in order to make The Council working with partners will office development viable; seek to deliver improvements to the road network to contribute to Enfield’s Support proposals for the provision of economic regeneration and development, suitable space for small businesses, such support businesses, improve safety and as small managed workspace, with flexible environmental quality, reduce congestion, lease terms and fixed costs for an all- and provide additional capacity where inclusive service. needed.

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Policy 25: Pedestrians and cyclists standards and guidance will be prepared to The Council, working with its partners, guide development in areas of significant will seek to provide safe, convenient, and change, such as New Southgate and the accessible routes for pedestrians, cyclists North Circular Road Area. and other non-motorised modes. Policy 31: Built and landscape heritage Policy 26: Public transport The Council will implement national and The Council, working with its partners, will regional policies and work with partners seek to secure a comprehensive, safe, (including land owners, agencies, public accessible, welcoming and efficient public organisations and the community) to pro- transport network, capable of supporting actively preserve and enhance all of the the development proposals for the Borough Borough’s heritage assets. and providing attractive alternative travel Policy 32: Pollution options. The Council will work with its partners The Council will, working with its partners, to minimise air, water, noise and light improve public transport interchanges to pollution and to address the risks arising facilitate better integration between modes from contaminated land and hazardous including provision for taxis, and cycle substances. parking and storage, particularly at New Southgate Policy 34: Parks, playing fields and other open spaces Policy 28: Managing flood risk through The Council will protect and enhance development existing open space and seek opportunities The Council will take a risk-based approach to improve the provision of good quality and to development and flood risk, directing accessible open space in the Borough by: development to areas of lowest risk in accordance with Planning Policy Statement Requiring improvements to open space 25: Development and Flood Risk. provision through increasing the access to, Sustainable Drainage Systems (SUDS) quantity and quality of publicly accessible will be required in all developments, open spaces and supporting the community irrespective of the flood risk at individual use of non-public open spaces. development sites. Requiring the provision of new and Policy 30: Maintaining and improving the improved play spaces to address existing quality of the built and open environment deficiencies and to meet future needs. All developments and interventions in Policy 36: Biodiversity the public realm must be high quality and The Council will seek to protect, enhance, design-led, having special regard to their restore or add to biodiversity interests context. They should help to deliver Core within the Borough including parks, playing Policy 9 by promoting attractive, safe, fields and other sports spaces, green accessible, inclusive and sustainable corridors, waterways, sites, habitats and neighbourhoods, connecting and species identified at the national, London or supporting communities and reinforcing local level as being of importance for nature local distinctiveness. Tailored design conservation.

122 | NEW SOUTHGATE MASTERPLAN Policy 44: North Circular Area LOCAL PLANNING CONTEXT The Council will promote environmental • The North Circular Area Action Plan and housing improvements and new (AAP) - investment in the North Circular area. • Enfield’s Future: A Sustainable Along the North Circular Road itself, both Community Strategy for Enfield 2007- refurbishment and redevelopment options 2017 for vacant, derelict and poorly maintained properties in the ownership of Transport for • The Enfield Cultural Strategy (2002): London will be considered, depending on Enriching Enfield the current condition of housing, suitability • The Enfield Housing Strategy 2005-10 of the site for redevelopment and viability. • The Housing Needs Survey 2005 Council will support the provision of community space/facilities in the area. • A study of town centres (NLP, 2006)

The Council will continue to plan positively • The Enfield Open Space and Sports for further improvements to the road Assessment (2006) junctions beyond those currently planned • The Parks and Open Spaces Strategy by Transport for London. – 2010 Policy 45: New Southgate • Biodiversity Action Plan- 2010 This policy is detailed in full in Section 1. • The Ladderswood Estate Final Report (2008)

• An Economic Vision for the Upper Lea Valley

• Shaping Enfield’s Future the Borough’s Place Shaping Strategy

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Core Strategy policy Masterplan Principle A Masterplan Principle B Masterplan Principle C Masterplan Principle D Masterplan Principle E Policy 3: Affordable housing

Policy 4: Housing quality

Policy 5: Housing types

Policy 8: Education

Policy 9: Supporting community cohesion

Policy 11: Recreation, Leisure, Culture and Arts

Policy 13: Promoting economic prosperity

Policy 15: Locally signifi cant industrial sites

Policy 16: Taking part in economic success and improving skills

Policy 17: Town Centres

Policy 19: Offi ces

Policy 20: Suitable energy use and energy infrastructure

Policy 24: The road network

Policy 25: Pedestrians and cyclists

Policy 26: Public transport

Policy 28: Managing fl ood risk through development

Policy 30: Maintaining and improving the quality of the built and open environment Policy 31: Built and landscape heritage

Policy 32: Pollution

Policy 34: Parks, playing fi elds and other open spaces

Policy 36: Biodiversity

Policy 44: North Circular Area

Policy 45: New Southgate

Figure A.2: Enfield Core Strategy policies referred to by Masterplan principles

124 | NEW SOUTHGATE MASTERPLAN Figure A.2 Enfield’s place shaping strategy

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126 | NEW SOUTHGATE MASTERPLAN Appendix B: Job growth estimations

NUMBER OF JOBS THAT COULD BE CREATED Tables 2 and 3 estimate the current and potential employment situations in New Southgate. They highlight that the masterplan could significantly increase the amount of jobs in the study area, from approximately 200 jobs up to approximately 510 jobs. These calculations are based on guidance set out in ‘Employment Densities’ (English Partnerships, 2001).

Table 2: Existing commercial employment in New Southgate (estimated) Tenant Land-use Area Employment density Total employed (GIA approx, sq.m) Homebase Retail warehousing 4,126 1 FTE per 90 sq.m 45 Topps Tiles Retail warehousing 462 1 FTE per 90 sq.m 5 New Southgate General industrial 3,976 1 FTE per 27 sq.m 147 Industrial Estate TOTAL 197

Table 3: Future commercial employment in New Southgate (estimated)

Tenant Employment jobs (B1) Community jobs (D1) Shop, restaurant, café and service jobs A4) (A1 - Flexible space jobs (as defined in site specific guidance) 1 FTE 1 FTE per 1 FTE per 1 FTE per 27 per 90 20 sq.m 27 sq.m sq.m / Employment density sq.m 1 FTE per 90

sq.m jobs (estimated) Total 1. Ladderswood Estate 3 111 114 2. Western Gateway – Gasholder Site 6 to 19 6 to 19 3. Western Gateway – Homebase Site 130 6 to 19 136 to 149 4. Western Gateway – Topps Tiles Site 0 5. New Southgate Local Centre and Station area 40 40 6. Arnos Grove Local Centre and Station area 0 7. The Coppice Lodge Care Home/ Grove Road Open Space area 12 20 32 TOTAL 16 60 241 19 to 63 328 to 354

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128 | NEW SOUTHGATE MASTERPLAN Appendix C: Masterplan Evidence Base

This section of the report summarises the key findings and conclusions identified in the New Southgate Baseline Report. A full copy of the Baseline Report is on the Enfield Council website.

URBAN DESIGN ANALYSIS HISTORIC DEVELOPMENT The New Southgate area benefits from: 1867 • The area is known as Colney Hatch • good accessibility and strong transport Park, named after the adjacent Lunatic links to wider London; Asylum and station (opened 1850 and • an historic street structure and a 1851); collection of historic buildings and • The High Road and Bowes Road provide landmarks; the primary routes through the area; • a high degree of green infrastructure - • Other streets such as Palmers Road, including the Millennium Green, Bounds Springfield Road and The Avenue are Green Brook and a series of tree-lined already established; streets; • The area is predominantly residential; • a mix of local uses including shops, schools and community facilities • The focus for the neighbourhood is to the north around the present day round- • strong visibility from the North Circular - about and on Friern Barnet Road. a key landmark location. • However the area also suffers from: 1912 • The area is now known as New • lack of connection and severe barriers to Southgate due to negative associations movement to surrounding areas; with the neighbouring asylum; • a poor quality environment - poor quality • Higher density housing has been buildings, car dominated, large areas developed to the east of the railway line; of poor layout and permeability and a lack of legibility;the North Circular Road • The gas works have been established to - traffic levels and associated noise and south of the residential area pollution. • The area within the study area boundary is now almost fully developed; The area is split in two with the southern areas of the study area containing • The High Road forms a second focus for predominantly the negative attributes. the residential neighbourhood.

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1967 • There are no Conservation Areas or • Major development of transport Listed Buildings in New Southgate. infrastructure occurs in the 1920’s and There is a small cluster of Grade II 30’s. Piccadilly Line and Arnos Grove Listed Buildings outside the study area station open in 1932 and North Circular along Bowes Road, including Arnos Road is built in 1929. Grove underground station, Bowes Road Library and Arnos Swimming Pool • Major housing development has taken (Heritage Strategy). place and New Southgate is now part of the London urban area; • Enfield Gateway is considered suitable for continued employment use, • Ladderswood and High View estates potentially incorporating new residential have been developed; units. (North Circular AAP: Preferred • The present alignment of Station Road is Option, with input from Enfield Council). not yet established. • Part of New Southgate Industrial Estate PLANNING CONTEXT AND DOCUMENT should be redeveloped for a mix of uses REVIEW to enhance the renewal of Ladderswood • New Southgate should become “a calm, Estate (North Circular AAP: Preferred clean and safe area to live, work and Option). play, incorporating an accessible network • A purpose built community and youth of green spaces; attractive and safe centre with some local shops and pedestrian environments; rejuvenated services would be appropriate in and new residential neighbourhoods line with the redevelopment of the well supported by social infrastructure Ladderswood Estate (North Circular and community facilities; and vibrant AAP: Preferred Option). retail areas, providing strong support for • Land around New Southgate Station a strong and active community” (Core should accommodate new family-sized Strategy: Preferred Option). residential units, with an opportunity for • A key element to place shaping is commercial uses at ground level (North not only to transform the physical Circular AAP: Preferred Option). environment, but also to seek to improve • Opportunities for biodiversity the health and wellbeing of local enhancement in the New Southgate communities (Shaping Enfield’s Future). Masterplan could include: ecological • Southgate Green ward is expected enhancement of existing open spaces; to experience the greatest need for the enhancement of highways land for affordable housing of all Enfield wards biodiversity, particularly adjacent to as a proportion existing households the north circular road; robust design during the period 2005-10. (Enfield guidelines for biodiversity enhancements Housing Needs Survey). (Enfield Biodiversity Action Plan, Draft • Existing small local centres, such as 2010) New Southgate, should be maintained • New Southgate and the wider area to ensure they provide basic food and suffers from the effects of the North grocery shopping facilities supported Circular, which has led to poor by a limited choice and range of environmental conditions and limited comparison shops selling lower order access to the green environment. goods (bought on a regular basis) and a Improvements to open spaces and range of non-retail uses and community areas in-between will benefit and uses (A Study of Town Centres).

130 | NEW SOUTHGATE MASTERPLAN encourage cyclists and pedestrians to attract young people from these ethnic use sustainable modes of transport. This groups where possible. will be key to improving the health and • There are high proportions of residents wellbeing of residents by providing some supporting faiths such as Hindu (3% respite from the effects of the North above Borough average) and Muslim Circular Road. (Parks and Open Spaces (1% above Borough average). The Strategy). masterplan should ensure that their • It may be more beneficial to focus views are accounted for through targeted regeneration at Highview Gardens consultation. Estate on modernisation and • The proportion of residents without a car refurbishment rather than redevelopment or van in New Southgate is significantly (Ladderswood Estate Final Report). low relative to Enfield. Access to efficient public transport networks, and good SOCIAL WELFARE AND COMMUNITIES quality and safe walking and cycling • There are 2,804 residents in New networks should therefore be a priority. Southgate, living in 1,162 dwellings. There are also 77 businesses in the • There are high proportions of long area. term sick and unemployed residents compared to the borough as a whole. • New Southgate is in the top 11-20% The masterplan should aim to improve most deprived areas in the country, and skills and access to employment for the is significantly more deprived than the long-term unemployed. It should also areas surrounding it- need to show an aim to improve the public realm into a IMD map here safe and accessible environment for the • There is a high population turnover. long term sick or disabled. The effect of a changing population • Crime levels are particularly high at is important and the masterplan Arnos Grove underground station, should ensure the needs of people not Ladderswood estate, Highview Gardens entrenched in the community are taken estate, Red Brick Estate, Woodland into account. Road and Grove Road. The masterplan • There are lower proportions of younger should therefore focus on these areas (aged under 16) and older (aged over (amongst others) and ensure the built 44) residents in New Southgate. The environment is improved where possible, needs of the working age population to help reduce the tendency for criminal should be adequately addressed, rather activity. than focussing solely on new facilities for • There are 2 primary schools in New the young and elderly. Southgate, Garfield Primary School and • There is a higher proportion of Indian Our Lady of Lourdes Catholic Primary and Black African residents compared School, which are both performing well. to the Borough average. The deviation St Paul’s Primary school is just outside from the Borough average is more the area but many children from New pronounced for school pupils, which Southgate attend this school. Broomfield indicates that younger families may be School is the nearer secondary school, more ethnically diverse than the elderly, just outside of the masterplan area. including a high proportion of Turkish • There are no youth facilities in the area and Greek pupils. Targeted consultation and the nearest is the Alan Pullinger for young people should therefore aim to Centre, which is 4 miles from New

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Southgate, in Southgate. STRENGTHS, WEAKNESSES, OPPORTUNITIES AND THREATS • The library does not currently conform to the Disability Discrimination Act and STRENGTHS steps need to be taken to ensure that • Emerging planning policy context more accessible and frequent library supports masterplan objectives provision is provided. • Public transport connections • The area is even more deprived in terms of crime and income, as it is in • Pending further information from the 5-10% most deprived areas in the providers, the utilities network appears country. T to run largely under existing public highways, so should not unduly • In terms of Employment and Living constrain development options (unless Environment, New Southgate is in the realignment of highway is required). 11-20% most deprived areas in the country. WEAKNESSES • North Circular Road

TRANSPORT AND MOVEMENT - Noise

The existing congestion on the roads is - Air quality an issue that will need to be addressed - Severance by the masterplan to determine the ability of the network to accommodate - Accidents any additional traffic associated with • Crime and anti-social behaviour potential development. In order to improve permeability through the site for pedestrians • High levels of unemployment and long- and cyclists more formal routes with high term sick quality facilities such as signage and cycle • Current employment uses are low parking will need to be considered. density and lower skilled job creators • Area is relatively unattractive a major office location A key gap in the cycle network will become • Relative deprivation compared to apparent between the proposed cycle route surrounding areas along the A406 and New Southgate Station once the TfL A406 scheme is implemented. • Vehicles use study area as rat run A formal cycle route on Station Road could • Pedestrian and cyclist movement is be considered to address this gap. There hampered by lack of permeability and have been a significantly high number clear routes through study area of accidents within the masterplan site. • No youth facilities in the area Although the TfL scheme for the A406 • Electricity and gas consumption appear should address the cause of many of these high relative to the London average accidents, safety along Station Road and Bowes Road will have to be monitored as • Recycling rates are low based on Enfield part of any development proposals. and national targets

132 | NEW SOUTHGATE MASTERPLAN OPPORTUNITIES THREATS • Relatively simply land ownerships • Potential loss of accessible and affordable employment space if industrial • Land owners keen to explore estate is redeveloped redevelopment opportunities • Levels of car-parking required by • Strategic will to address wider potential increase in development in the neighbourhood issues caused by area existing industrial estate and retail in Western Gateway • Opportunity for new local retail centre could adversely affect existing offer • Council commitment to the redevelopment of the Ladderswood • High population turnover could result in Estate lack of a stable community • Market demand for additional residential • Potential impact of new development on in the area, with some hopefully short already congested highway network term mortgage issues for borrows • Gas works will have high levels of (national issue) contamination, which will be costly to • Millennium Gardens underused assets remediate, putting extra strain on any that could be exploited proposed scheme’s viability • Proposed TfL public realm improvements • While there is limited flood risk, there is to North Circular Road and opportunities some risk of flooding from Bounds Green for cycle network linkages Brook from surface water run off • Need for better access to small scale retail • Policy support for new community facilities in masterplan study area, including relocated Bowes Road Library, community centre and youth centre • There is potential to increase the biodiversity of the study area • New development give opportunity to improve energy efficiency of built environment in the area • Potential development mix and location could allow for Combined Cooling and Heat Plant (CCHP) and renewable energy solutions

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134 | NEW SOUTHGATE MASTERPLAN Appendix D: Impact of new development on roads and traffic

As part of the masterplan work we have schemes, following the adoption of the considered how the new development Masterplan. Detailed designs for individual will affect the road network and traffic regeneration sites will require a full congestion. The purpose of the assessment assessment of existing and future vehicle is to estimate the change in vehicle trip generation, distribution and impact in traffic on local roads as a result of the order to accurately define the impact of the Masterplan proposals and development proposals on the highway network and the on the regeneration sites. This work was ability of the road network to accommodate undertaken based on a previous iteration the impact. of the preferred option, and has been used to refine this masterplan. Therefore The following trip rates were used to the information in this appendix should be calculate the total trip generation generated read as an indication of the impact of new by the regeneration sites. The trip rates development on roads and traffic only. were obtained from the TRAVL database by examining sites of similar land use, It is a high level assessment and is size, PTAL, car parking and location as the based on the information available during Masterplan sites. It should be noted that for the preparation of the masterplan. The some uses the number of sites available work contains a number of assumptions within TRAVL is limited. As such, this is a which will need to be re-visited during high level indicative assessment: detailed design of any development

Trip Rates Utilised from the TRAVL Database

AM Peak PM Peak Land Use In Out 2-Way In Out 2-Way Retail Warehouse 0.58 0.28 0.86 0.68 0.84 1.53 per 100sq m per Industrial 0.31 0.03 0.34 0.07 0.48 0.56 employee Residential (private) 0.03 0.20 0.23 0.13 0.06 0.20 per unit Residential 0.03 0.18 0.22 0.13 0.08 0.21 (affordable) per unit Community 0.30 0 0.30 0.07 0.07 0.14 per 100sq m

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WESTERN GATEWAY during the PM peak period. To estimate The Western Gateway site could the change in vehicle trips as a result of accommodate a high number of residential the masterplan proposals, the estimated units with some light industrial employment vehicle trip generation of the Western space as well as some retail and Gateway after redevelopment has been community uses. The mix of uses within calculated and is set out below; the site will help to reduce peak hour For the purposes of this comparison the vehicle trips as different uses will have small retail use on the Western Gateway different arrival and departure patterns. site is not considered to be a trip generating For example, the community use is likely land use. The small retail stores are to attract most trips outside of typical peak expected to serve local residents and hours. Retail uses on site will reduce the as such trips to these shops are likely need for residents to drive. The vehicle trip to be walk in or pass-by vehicle trips. generation of the existing Western Gateway By comparing the existing vehicle trip site has been estimated using the TRAVL generation with the predicted future trip trip rates. This estimation is provided below: generation the change in vehicle trips As shown below, the existing Western as a result of the development can be Gateway site could generate up to 80 established. Table 3-4 shows the change vehicle trips during the AM peak and 136 in vehicle trips between the existing and vehicle trips during the PM peak. The proposed Western Gateway development. high PM peak trip rate is due to the Retail It is evident that the proposed Western Warehouse stores (Homebase and Topps Gateway development could result in up Tiles) attracting a higher number of trips to 74 additional vehicle trips during the AM peak hour and 25 additional trips in the PM

Existing Western Gateway Vehicle Trip Generation AM Peak (08:00-09:00) PM Peak (17:00-18:00) Land Use In Out 2-Way In Out 2-Way Retail Warehouse 27 13 40 32 39 70 Industrial 36 4 40 9 56 66 Total 63 17 80 41 95 136

Western Gateway Masterplan Development Trip Generation

AM Peak (08:00-09:00) PM Peak (17:00-18:00) Land Use In Out 2-Way In Out 2-Way Light Industrial 41 5 45 10 63 73 Residential (private) 8 48 57 33 15 48 Residential 52429181129 (affordable) Community 23 0 23 5 5 11 Total 76 77 154 66 95 161

136 | NEW SOUTHGATE MASTERPLAN peak. This amount of additional vehicle Ladderswood Estate Additional Vehicle Trip trips represents approximately a 6% impact Generation. on 2-way vehicle travel along Station Road The additional residential units within the in the AM peak and a 2% impact in the PM Ladderswood Estate are expected to bring peak. about 67 additional vehicle trips in the LADDERSWOOD ESTATE AM peak and 58 additional vehicle trips during the PM peak. These trips represent The Ladderswood Estate redevelopment approximately a 6% impact on 2-way includes 239 net additional residential units vehicle travel along Station Road in the AM (in addition to the 161 homes currently peak and 5% impact in the PM peak. on the estate).. The additional units are not replacing any existing trip generating A small amount of commercial is included land use and therefore all vehicle trips in the scheme and this would need to associated with the new units will represent be tested through the relevant transport additional trips on the road network. assessments. The table below displays the estimated vehicle trips expected as a result of the additional 239 units within the Ladderswood Estate.

Change In Western Gateway Vehicle Trips from current uses to proposed uses in the masterplan AM Peak (08:00-09:00) PM Peak (17:00-18:00) Land Use In Out 2-Way In Out 2-Way Retail Warehouse -27 -13 -40 -32 -39 -70 Light Industrial 41 5 45 10 63 73 Residential (private) 8 48 57 33 15 48 Residential 52429181129 (affordable) Community -14 -4 -18 -4 -51 -55 Total 14 60 74 25 0 25

Ladderswood Estate Additional Vehicle Trip Generation

AM Peak (08:00-09:00) PM Peak (17:00-18:00) Land Use In Out 2-Way In Out 2-Way Residential (private) 8 47 56 32 15 47 Residential 2810649 (affordable) Community 2 0 2 0 0 1 Total 12 55 67 39 19 58

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WIDER MASTERPLAN OVERALL VEHICLE TRIP GENERATION The proposals within the wider Masterplan A summary of the additional vehicle trips area include residential, retail and across the entire Masterplan area is community uses. For the purposes of this displayed in Table 3-7. assessment it has been assumed that these developments are in-fill and not replacing The proposals for the Western Gateway, any existing, trip generating, land uses Ladderswood and the other masterplan (although this is not the case for more of regeneration sites could result in up to 199 the sites as they have another ruse on them additional vehicle trips in the AM peak hour at the moment). As such, this assessment and up to 127 additional trips in the PM presents a worst case scenario. The peak hour. The junction of Station Road predicted vehicle trip generation of the and the North Circular Road currently has wider Masterplan proposals are outlined high levels of vehicle demand, southbound below on the right: during the AM peak and the northbound arm during the PM peak. Therefore The proposals for the regeneration sites the vehicle trips likely to have the most in the masterplan area (not including impact on the operation of this junction the Ladderswood Estate or the Western are the AM peak outbound trips and the Gateway site) could result in up to 58 PM peak inbound trips associated with additional vehicle trips in the AM peak and the Western Gateway and Ladderswood 44 vehicle trips in the PM peak. Due to Estate proposals as these sites are directly these land uses being developed in various accessed via Station Road. locations around the wider Masterplan site the impact of these additional vehicle trips In a worst case scenario these trips would will be spread across the road network as total 115 during the AM peak and 64 during different sites will have different access the PM peak. However, not all of the trips routes. will be distributed via the Station Road / A406 junction, it is likely that some of these trips will be distributed north in the AM peak

Wider Masterplan Vehicle Trip Generation AM Peak (08:00-09:00) PM Peak (17:00-18:00) Land Use In Out 2-Way In Out 2-Way Residential (private) 3 20 23 13 6 20 Residential 212149 6 14 (affordable) Community 21 0 21 5 5 10 Total 26 32 58 27 17 44

138 | NEW SOUTHGATE MASTERPLAN towards the junction of Station Road and to be submitted with planning applications Friern Barnet Road and arrive from the for each regeneration site.. It will also north in the PM peak. If 90% of the trips are be important to ensure that any highway distributed through the Station Road / A406 proposals do not have an unacceptable junction the impact at the junction would impact on pedestrian and cycle movement be less than 2 trips per minute. Detailed or road safety. A road safety audit is also traffic distribution analysis will need to be likely to be required. submitted as part of Transport Assessment for all masterplan regeneration sites. The trip generation assessment is based on trip rates from existing sites that may The junctions mentioned above are not have the same provision for alternative currently operating with a Degree of modes as those proposed in the New Saturation of between 91% and 93%, Southgate Masterplan. The masterplan this indicates that the junction is currently considers a range of measures that aim operating below capacity. The TfL to reduce vehicle trips by encouraging improvement scheme for this junction uptake of alternative modes of transport includes additional lanes on the Station such as reducing car parking in all new Road arm which will increase the capacity developments, walking, cycling, public of the junction. Further trip generation, transport, car clubs or car sharing. This distribution and modelling will be required area has excellent public transport links to assess the impact of the additional trips via rail and underground to central London junction once the TfL scheme is completed. and beyond, therefore the move to more sustainable form of transport is required, As part of the detailed design stages of each regeneration site redevelopment proposal it will be necessary to develop a junction model to test the operation of the junction with additional traffic and the new junction lay out. This junction modelling would form part of a Transport Assessment

Summary of Forecast Vehicle Trip Generation

AM Peak PM Peak Land Use In Out 2-Way In Out 2-Way Western Gateway 14 60 74 25 0 25 Ladderswood 12 55 67 39 19 58 Wider MP Area 26 32 58 27 17 44 Total 52 147 199 91 36 127

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140 | NEW SOUTHGATE MASTERPLAN Appendix E: Glossary

If you require further information on any CODE FOR SUSTAINABLE terms use din this document please also HOMES refer to the glossary included in the core A national standard for sustainable design strategy which his available on our website and construction of new homes launched at www.enfield.gov.uk in December 2006. The Code measures the sustainability of a new home against AFFORDABLE HOUSING categories of sustainable design, rating Housing, for rent, shared ownership or the ‘whole home’ as a complete package. purchase, provided at a cost considered The Code uses a 1 to 6 star rating system affordable in relation to incomes that are to communicate the overall sustainability average or below average, or in relation to performance of a new home. The Code the price of general market housing. sets minimum standards for energy and water use at each level and, within AREA ACTION PLAN (AAP) England, replaces the EcoHomes scheme, A Development Plan Document which developed by the Building Research focuses on a location undergoing significant Establishment (BRE). In February 2008 the change or in need of conservation. An Government confirmed a mandatory rating AAP provides the spatial and planning against the Code will be implemented for framework for delivering development in new homes from 1 May 2008. that location. COMBINED HEAT AND POWER (CHP) BUILDING RESEARCH ESTABLISHMENT A power plant (producing electricity) that ENVIRONMENTAL ASSESSMENT will also produce heat, usually in the METHOD (BREEAM) form of steam, which can be used for A tool for measuring the environmental heating space or water. Also known as performance of new and existing buildings. ‘cogeneration’. Both CHP and CCHP are An ‘Excellent’ is the highest rating. more efficient than conventional plants because they harness heat that would CAR CLUB otherwise be lost as a waste product. A club which provides shared cars for residents of a particular development which can be accessed and driven by members from designated parking bays.

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CONTROLLED PARKING ZONES LIFETIME HOMES A controlled parking zone is an area where Ordinary homes designed to provide parking is restricted during the controlled accessible and convenient homes for a hours of operation. The main aim of the large segment of the population from young CPZ is to discourage commuter and long children to frail older people and those stay parking by people from outside the with temporary or permanent physical or area. sensory impairments. Lifetime Homes have 16 design features that ensure that CORE STRATEGY the home will be flexible enough to meet A Development Plan Document setting the existing and changing needs of most out the overall spatial vision and strategic households, as set out in the Joseph objectives of the borough. Rowntree Foundation report ‘Meeting Part M and Designing Lifetime Homes’. CYCLE BUDDY SCHEME A programme which provides a ‘cycle LOCAL DEVELOPMENT FRAMEWORK (LDF) buddy’ to help increase a person’s confidence when cycling on the roads. Term used to describe a folder of documents, which includes all the local FLOOD RISK ASSESSMENT planning authority’s local development An assessment of the likelihood of flooding documents. in a particular area so that development LONDON PLAN needs and mitigation measures can be carefully considered. A Spatial Development Strategy for the capital produced by the Mayor. The IMPROVEMENT AREA London Plan is the strategic plan setting An area identified as needing out an integrated social, economic and improvements to enhance the environment environmental framework for the future and public realm. development of London looking forward 15–20 years.

MASTERPLAN A planning document which sets out priorities for regenerating an area and identifies sites where development can happen to deliver regeneration.

142 | NEW SOUTHGATE MASTERPLAN NORTH CIRCULAR AREA ACTION PLAN SUPPLEMENTARY PLANNING A planning document which provides a DOCUMENT framework for delivering regeneration in A planning document that covers a the area around the North Circular Road specific theme or site and provides further (Bounds Green) detail of policies and proposals in other Development Plan Documents. PLACE SHAPING PRIORITY AREAS An area identified by the council as a SUSTAINABLE URBAN DRAINAGE priority for bringing prosperity through SYSTEMS (SUDS regeneration projects. Place Shaping A way of managing surface water drainage Priority Areas are New Southgate, Ponders that reduces flooding by allowing rainwater End, Edmonton Green, Enfield Town and and runoff to infiltrate into permeable Meridian Water. material below ground, provide storage if needed, and then control discharge that REGENERATION SITES avoids flooding. Sites within the area identified as having potential for redevelopment in future

STRATEGIC FLOOD RISK ASSESSMENT An assessment of the location and nature of flood risk, carried out by a Council for its area in consultation with the Environment Agency. The assessment is used to inform Local Development Documents

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