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 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 outline planning application from Ballymore (Edgware) Ltd was considered by the Strategic Planning Committee on 23 July 2025. The committee resolved to approve the application, which will now go to the Greater London Authority (GLA) and the Mayor of London to review. Watch a recording of the meeting and read our media statement.

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 outline 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.

Although the scheme has been granted outline planning approval, the developers will need detailed planning approval for each phase of the scheme. This will come back to the council for approval in due course.

The proposed underground bus garage

The council has put in place robust safeguards to ensure that the operation of the proposed underground bus garage will not be allowed to operate until all necessary testing, approvals and safety certifications are fully in place.

Both the Health and Safety Executive (HSE) and the London Fire Brigade (LFB) have been consulted and have made detailed recommendations regarding fire safety and design standards of the bus garage. These recommendations have been included as conditions of planning approval.

Public safety remains our highest priority. We will continue to work closely with the London Fire Brigade, the Building Safety Regulator, the Health and Safety Executive and our own Building Control Service to ensure they are satisfied before the bus garage is allowed to operate.

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

Large scale regeneration projects, such as in Edgware which is the second biggest development ever proposed in Barnet, involve a much higher level of infrastructure than usual.

In recognition of this the council changed its policy to accept infrastructure improvements in lieu of the community infrastructure levy, and this new policy was adopted in April 2022.

Since then, the council has increased the amount of levy charged to developers and now collects one of the highest amounts of CIL in the UK, which is reinvested in the community.

For the Edgware development the new CIL rates could mean in the region of an additional circa £30-40m in CIL would be generated, bringing the anticipated total to £80m.

The full range of improved infrastructure and community facilities envisaged in Edgware Town Centre includes a new library and health centre, a new park and town square and a new bus garage and cycle hub, alongside thousands of new homes.

The council has agreed that it will reinvest £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.

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