Supporting Edgware

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Edgware growth area

Background information

Barnet’s Local Plan and the Edgware Growth Area supplementary planning document set out the framework for planning and development in Edgware town centre.

The proposed developer

Ballymore (Edgware) Ltd is a joint venture between the Ballymore Group and Places for London (Transport for London’ s independent property development company).

The outline planning application

The council has received an outline planning application from Ballymore (Edgware) Ltd. This application will be considered by the Strategic Planning Committee in due course.

Ballymore (Edgware) Ltd is promoting ‘a comprehensive infrastructure-led masterplan’ including a new town centre, with new strategic infrastructure and 3,363 new homes, a minimum of 35% of which is proposed as affordable housing.

The planning application proposes new infrastructure to support the development of Edgware Town Centre including:

  • a new community hub (new library/health clinic)
  • ‘green’ infrastructure including a new park
  • new and improved public realm and squares
  • a new cycle hub
  • a new transport interchange with a new bus garage and electric vehicle infrastructure. The bus garage has been designed to include a podium supporting the development above.

It is anticipated that it would cost approximately £200m to provide the infrastructure proposed in the application.

Community Infrastructure Levy (CIL) funding

The overall purpose of the Community Infrastructure Levy (‘CIL’), set out in the Planning Act 2008 is to “ensure that costs incurred in supporting the development of an area can be funded (wholly or partly) by owners or developers of land in a way that does not make development of the area economically unviable”.

CIL is charged at a per square metre rate and Barnet Council has collected in the region of £15m - £20m of CIL a year for the past five years. This is one of the highest amounts of CIL in the UK and it is invested in infrastructure to support the development of the borough.

CIL funding and Edgware

The proposed development will be liable to CIL. It is anticipated that approximately £80m will be payable in CIL.

As is usual with this size of development, the council employed viability consultants, in this case Bank National Paris Paribas, to look at the proposed developer’s planning application prior to it going to Strategic Planning Committee. The financial viability report will form part of the background information to be taken into account when the planning application is considered.

The viability specialists believe the scheme (which includes the infrastructure) is currently not financially viable.

The proposed developer has asked the council to indicate that it will allocate £41.5m of CIL monies to fund part of the cost of the bus garage infrastructure. It is anticipated that the council could apply part of the £80m in CIL which it will receive to part-fund the development of the bus garage infrastructure. The viability consultants believe that this should make the scheme viable in the long-term.

The council, as local planning authority, has not yet taken a view on the application for planning permission. However, should this scheme be granted planning permission, the council has agreed that it will apply £41.5m of CIL monies to fund the provision of infrastructure in Edgware Town Centre.

What we have done to date

We have been championing Edgware through a variety of initiatives and events. Some examples include the:

  • Temporary Streetspace Fund Programme: to help businesses get back to normal while the social distancing laws were in place
  • Edgware Carnival in the Broadwalk car park: this featured as part of the Discover Barnet Presents Summer Festival 2021. The event consisted of arts and crafts, local musicians, refreshments, and workshops for all the family
  • London Festival of Architecture: we supported the festival with installations and events across June and July.

Public statement regarding the Railway Hotel (PDF, 278Kb) produced by Barnet Council December 2023

New mural at Station Road

UP Projects and Barnet Council are working with artist Holly Graham to develop a new mural at 158 Station Road, Edgware. The project is part of a broader programme of artist-led activities celebrating 100 years of Station Road to unite communities and activate the high street. An interim installation went up on 9 November showcasing a series of campaign posters created by young people at F.U.S.E Youth Project, students at Edgware Primary School and Northgate School, as well as visitors to Edgware Library in workshops led by Holly Graham.

This interim display is the first step towards the creation of a new more permanent artwork by Holly Graham which will be installed in early 2024 and will take the form of a text-based mural inspiring action today to inform what Edgware becomes tomorrow.

On 23 November 2023, UP Projects and Barnet Council will mark a key moment for the 100 Years of Station Road programme, with the activation of three distinct artist-led projects on Edgware High Street: Stop and Smell the Flowers by Holly Graham, Care & Magic by Ruth Beale, and Burble by Emma Smith.

What we plan to deliver in the future

We are supporting the borough’s first Business Improvement District (BID) in Edgware. Businesses in Edgware voted to back the BID that will help drive over £800,000 of new investment into the High Street over the next 5 years and beyond.The BID plans to tackle issues of cleanliness, crime and safety, and act as a combined voice for the businesses it represents in the area.

From Autumn 2023, we will start engaging with the community to come up with a detailed plan for making public spaces better. We have also started several projects to make sure that challenges within Edgware are addressed.

These include:

  • Centenary Project for Station Road: this project is being developed with the community, including young people. It will develop a series of events, art, and cultural interventions across the town centre.
    An Edgware Public Realm Design Framework: a design-led approach is being taken to improve public space. This framework will enable the council to guide investment in the public space. It will ensure it is coherent, of high quality, and maintainable in the future.

Broadwalk Centre and Edgware Bus Station redevelopment

Community engagement

The owners of the Broadwalk Shopping Centre and TfL have also been engaging with the community about proposals for the Broadwalk Centre and Edgware Bus Station. 

Impact on public transport

We are committed to improving the public transport in Edgware. This aligns with the Barnet Long-Term Transport Strategy 2020-41 which includes a commitment to ensuring that future investment in transport is considered holistically, prioritising a convenient and reliable transport network. The Transport Strategy prioritises access to safe, healthy, and inclusive travel options, as well as protection and improvement of the natural environment.

How you can participate

We are dedicated to ensuring opportunities for the community to engage and get involved at different levels. We want to make sure that everyone who wishes to, can participate, and help shape the future of Edgware Town Centre.

We will involve the community in various ways, both in-person and online, for all our initiatives. Our aim is to provide diverse opportunities for participation. We will keep track of participation to make sure it represents the demographic in Edgware. If there are any gaps in certain parts of the community, we will tailor our approach to engage with those specific groups more effectively. 

In late 2023, we will be inviting residents, businesses and others in the area, to join the Edgware Partnership Board. Additional engagement activities undertaken by Ballymore and TfL and their representatives will be advertised here: Broadwalk Centre And Edgware Bus Station.

Sharing your feedback on planning developments

If you would like to share your thoughts on any proposed planning development, you can comment on planning applications

More information about the planning applications process

Contact us

For further information or queries, email Barnet Council’s Town Centres Team at edgware@barnet.gov.uk