Key Developments Planned and Taking Place in North London
North London is undergoing major regeneration and development projects which will have significant positive impacts upon the area, both for business and those that reside here. An overview of these is given below. If you have further information on these developments or know of any other significant developments in North London that you wish to send to us, or you are a developer and wish to become involved, then please contact us at e-mail info@northlondonbusiness.com.
Click on the borough name to see their developments:
Barnet
Camden
Enfield
Hackney
Haringey
Redbridge
Waltham Forest
Barnet has ambitious growth and regeneration programmes for the next 20 years with over 20,000 new homes planned. The scale of the challenge for Barnet is enormous but deliverable. Much of the growth will take place on major brownfield sites, particularly in the west of the borough where need is greatest and opportunities are largest. This coincides with the regeneration strategies of neighbouring boroughs of Brent, Camden and Harrow and comprises the London section of the North West London to Luton Co-ordination Corridor.
Brent Cross Cricklewood
A central element of this growth is the redevelopment of Brent Cross Cricklewood. A planning application was submitted in 2008 and partners are working towards a determination in 2009.
The redevelopment proposals for Brent Cross Cricklewood are a unique example of a high density, sustainable suburban regeneration project. The proposals will lead to the creation of a new town centre, consisting of 27,000 new jobs, 7,500 new homes, a thriving high street and the transformation of Brent Cross Shopping Centre into an outward facing shopping district. The plans are supported by the largest investment infrastructure in the area's history, including a new train station, bus station, pedestrian and vehicular bridges, as well as the replacement of existing schools and leisure facilities making it an exemplar of a sustainable community.
Colindale/Beaufort Park
The regeneration of Colindale with a housing target of 10,000 new homes and 500 jobs is well advanced in terms of the preparation of an Area Action Plan and an effective development partnership.
Beaufort Park is a contemporary mixed use development incorporating 2,800 new homes. These include a substantial number of affordable homes including for discounted market sale and under the First Time Buyers' initiative. Set amongst tree-lined boulevards and landscaped parkland are a variety of shops, bars and restaurants, as well as an early childcare and education centre, on-site private gym and a business centre providing flexible meeting space for residents and the local community.
West Hendon
West Hendon has planning permission, a development partnership, a signed principal development agreement and a recently re-profiled cost and phasing plan. It will rapidly make a significant contribution of 2,200 new homes, starting on site in 2009/2010.
Delivering on Growth Area Funding
Using Growth Area Funding Barnet has delivered new bridges under the Midland Mainline railway. The operation by the Council and its contractors has opened the way for new bus routes into Colindale removing a major obstacle to development and regeneration in this growth area.
London Borough of Camden
King's Cross
Kings Cross is 67 acres of brownfield development, creating 8 million sq ft of mixed use makes this the most significant opportunity in Central London. A new piece of the city with outline planning permission is already on-site. The first offices, homes and a university are expected in 2012.
Included in the development will be:
4.9 million sq ft of offices
2,000 homes and serviced apartments
500,000 sq ft of retail opportunity
Refurbishment and new usage to some 20 historic buildings and structures
The area will provide up to 50 arts and music venues
Over 40% of the development will be world-class public open space
For more information visit http://www.argentkingscross.com/
Enfield has a London Plan target of delivering 3,950 new homes by 2016 but we are confident that through our place shaping activities we can deliver a further 8,700 - a total of 12,650. We know that our ambitious plans are not without challenges so building on our experience in Edmonton, we've created four place shaping priority
areas to deliver our vision - Enfield Town, North East Enfield/Ponders End, Central Leeside/Meridian Water and the New Southgate/North Circular Road area.
Edmonton Green
Edmonton Green was our 'pathfinder' in place shaping, from which we have taken considerable learning. Despite limited regeneration funding, Enfield Council, Green Horizons and St Modwen Properties started the journey to transform Edmonton Green ten years ago. This has led to over 1,400 new and refurbished homes, new leisure and health facilities and jobs and training for local people. A new 66,000sq ft ASDA store opened in the autumn 2008 with 160 local residents securing jobs there via the Council's job brokerage service, Enfield JOBSnet, in partnership with JobCentre Plus.
Place shaping puts Edmonton Green at the centre of the 'Enfield Opportunity Route' - the realisation of a desire line across the borough, linking Edmonton Green and Meridian Water with further employment opportunities at Black Horse Lane and Tottenham Hale.
Enfield Town
In Enfield Town the council is working with Solum Regeneration Partnership (JV between Network Rail and Kier) to explore the option of moving Enfield Town station along the line to enhance the development opportunity. This mixed-use scheme will create a prestigious 'gateway' to the town with retail, leisure and office uses. A new transport interchange will improve public transport connections and traffic circulation. Up to 500 new homes will be built whilst at the same time conserving and enhancing the town's fine historic character.
North East Enfield/Ponders End
Up to 1,800 new homes are expected to be built in Ponders End. Effective community engagement is key and the council has formed a 'Vision Team' of local stakeholders who are working with us to support our master planning activities. The council has secured GAF funding for land assembly and work is focused on 3 key development sites.
Developer Inner Circle is working on plans for the 3.5 hectare former Middlesex University campus for a mixed-use scheme with family sized units and employment uses together with a community hub and health centre. At Southern Brimsdown/Columbia Wharf, there is an opportunity to create a high quality business park, or mixed use development that fully integrates with the waterside and improves accessibility for pedestrians and cyclists. The council is also seeking to acquire the National Grid Gasholder site for a new all-through Academy to replace Albany School.
Central Leeside/Meridian Water
Meridian Water has huge potential - it's an area the size of the Greenwich Peninsula. Between 5,000 and 8,000 new homes might be provided here through a joint Area Action Plan (AAP) with the London Borough of Haringey. With an improved retail and leisure offer of over 125m sq ft, the cluster of sites around the Glover Drive area could become a community hub with increased employment opportunities for local people from both boroughs. Enfield Council and its partners want the outstanding development opportunity to reflect the area's proximity to the Lee Valley Regional Park, to realise our vision of well-connected eco-communities and waterside living.
New Southgate/North Circular Road
Plans for the New Southgate/North Circular Road area include up to 1,400 new homes. Enfield council and TfL are committed to finding a solution for the 300 homes that are no longer required for TfL's Safety and Environmental Improvement Scheme for the North Circular Road between Bounds Green Road and Chequers Way and to look at ways to improve the overall quality of the housing stock in the area.
The system-built Ladderswood Estate is identified as a renewal zone in our AAP for the North Circular. Working with residents, the council is exploring the best way to master plan this area with land owners and leaseholders on Station Road to create a high quality 'Western Gateway' development, with landmark architecture that will signpost the area's transformation and be a further catalyst for improvement and bring prosperity to New Southgate as a whole.
Hackney's potential provision of 11,141 units is in an uplift of 2.7% over the London Plan's target. Key growth areas are Dalston, Hackney Central, the East and North London Line Corridors, the City Fringe and Hackney Wick. Housing Estate Renewal projects will also deliver several thousand new homes.
Woodberry Down
The regeneration of the Woodberry Down Estate is the largest project of its type in Western Europe. The first social homes will be coming through in 2010/11. The redevelopment of the estate will provide 4,684 homes, an uplift of approximately 2,500. The project includes the provision of a range of new community facilities.
Dalston
The opening of the new East London Line station (in 2010), will open up further the routes into the city and beyond. The Line is also being extended from Dalston to Highbury and Islington, opening 2011. With the support of significant Growth Area Funding Dalston is on track to deliver over 1,000 new homes by 2012, with a longer term ambition of over 3,000 in total.
Hackney Central
Hackney Town centre is in a strong position to accommodate significant growth of nearly 1,000 homes in the short to medium term. There are some large opportunity sites for potential mixed use development, such as the Tesco site and Clapton bus garage site. As with Dalston, a Masterplan is well advanced.
Hackney Wick
The eastern part of Hackney Wick incorporates approximately 30% of the Olympic Park. Given the regeneration focus of the Olympic Games and the Lea Valley, Hackney Wick has massive growth potential, mainly for hi-tec creative and cultural industries. Also between 1,000 and 1,500 new homes have been identified in the medium term.
East London Line Corridor and City Fringe
Shoreditch, Hoxton, Haggerston and Dalston Junction stations open in 2010, providing huge growth potential. It is expected that development opportunities and growth will emerge, with further demand for residential and commercial space spilling from the City.
City Fringe areas around Old Street roundabout and City Road, have much growth potential. Bishopsgate Goods Yard is a key site around the new Shoreditch station, with development proposals emerging for a high-density mixed-use development of approximately 1,000 - 2,000 new homes, major office, retail and public open space.
The Council is committed to maximising the opportunities presented by the borough's two key regeneration areas, namely Tottenham and Haringey Heartlands, as a catalyst for change and investment in the wider Upper Lee Valley. With the support of GAF3 and CIF funding, it will be possible to deliver 5,352 new homes, and provide the essential supporting infrastructure.
Tottenham Hale
Tottenham Hale is a vital component of the vision for the Upper Lee Valley, providing a key gateway into Haringey and North London. Work is progressing that will transform Tottenham Hale into a thriving, mixed-use urban centre with a significant number of new homes, along with a vibrant mix of employment, leisure, retail and community uses, focused around an enhanced, fully-accessible public transport interchange. The regeneration of Tottenham Hale will maximise the benefits of the area's excellent transport connectivity, and the natural assets of the River Lee and Lee Valley Regional Park.
Hale Village
The residential-led, mixed-use scheme at Hale Village achieved planning consent for the student accommodation early in 2008, and work has started on-site. Planning and design work on the major residential elements is well underway. The Hale Village scheme has benefited from £2.5 million GAF2 funding, expended in support of site preparation, decontamination and demolition and improved access.
Tottenham Gyratory Road System
Plans are at an advanced stage to revert the Tottenham Hale Gyratory System to its former two-way working. A reconfigured gyratory, with new facilities for pedestrians and cyclists will reduce the impact on the environment, whilst unlocking a number of potential housing sites in the area. Haringey Council and Transport for London have prepared a joint bid for £8million of Community Infrastructure Funds (CIF) to support the cost of undertaking the work. The project has full Mayoral support.
Northumberland Development Project
Tottenham Hotspur has published detailed plans of its Northumberland Development Project, incorporating a new stadium, club museum, shops and homes, new facilities for the Tottenham Hotspur Foundation, a hotel and important public space, including an exceptional new public square on Tottenham High Road which will be used for community events such as street markets, performers and an ice rink. The development encompasses a vibrant mix of uses that will ensure visitors to the area 365 days a year, with all of the associated benefits that will bring to the local economy in the borough.
Marsh Lane
GAF3 funding has been used to address one of the key land assembly issues in the Tottenham Hale area through the acquisition of a former industrial site in Marsh Lane. This will allow the establishment of a centralised, borough-wide recycling facility, freeing up the Ashley Road Council Depot for residential use. The planned facility will become the catalyst for a new, green industries cluster in the surrounding area, which could play a significant role in the local supply of renewable energy sources.
Haringey Heartlands
Work is progressing on the borough's other major regeneration initiative, Haringey Heartlands. This will see the creation of a new, residential-led, mixed-use urban quarter. 622 new homes have been completed at the award-winning New River Village development.
A new spine road has been constructed, utilising £5million of CIF funding, providing the crucial infrastructure to open-up the area and galvanise development.
Haringey has recommended that planning permission be granted, subject to referral to government bodies, for a new secondary school in Heartlands. The site was acquired using GAF2 funding and S106 monies.
£1.5million of GAF2 funding has been successfully spent relocating the Coroner's Court and Mortuary from Hornsey to a new facility at Tottenham Cemetery, thereby unlocking a site with the potential for 320 homes.
National Grid is expected to submit an outline planning application for a mixed-use scheme in the near future.
Sixth-Form Centre
The £28m Sixth-Form Centre at White Hart Lane is now open. It features state-of-the-art facilities designed to cover all aspects of the curriculum, including a 200 seat theatre, recording studio, 4-court sports hall, outdoor amphitheatre and specialist science laboratories. The building features a wide range of environmental design measures, including solar heating panels, natural ventilation and a nature garden with pond that collects water from the roof.
Bernie Grant Centre
At the heart of Tottenham, and situated conveniently close to Seven Sisters Station, is the new Bernie Grant Centre. This purpose-built performance space includes a 300-seat auditorium, rehearsal rooms, café/bar, state-of-the-art training facilities and space for new creative businesses. The £15 million building was designed by award-winning architect David Adjaye.
Redbridge is well connected to the City and the West End and is only eight minutes from the 2012 Olympic site. The Crossrail Act, passed in July 2008 heralds another significant investment in Redbridge, with four Crossrail stations across the borough.
Ilford
Crossrail will provide rapid access to the West End and Heathrow providing the opportunity for substantial growth. Overall the town centre is intended to provide over 5,500 additional homes. 'Pioneer Point', a 33 and 25 storey twin tower development is on schedule for completion in late 2009. The high quality design will include 279 homes, plus a range of commercial and cultural spaces to act as a new hub for the town.
'Vision20' at the eastern end of Ilford High Road is due to be completed late 2009. The mixed-use scheme consists of 154 residential units, retail and office space. It's unusual shape responds to the context, optimising the site and using solar gain to its fullest extent.
Other schemes in Ilford include the 'Icon building', the refurbishment of a former office block (Peachy House) into residential use and the former Britannia Music Site, which will not only provide new homes and commercial space but also some new public realm at the heart of Ilford.
Queen Mary's Gate, South Woodford
Queen Mary's Gate due for completion in 2009 by Telford Homes and includes 482 residential dwellings and is notable for having fully integrated and enhanced the protected open space element of the site into the scheme.
Fairlop Waters
The Council has ambitious aspirations for this former airfield and landfill site. Joint funding from Redbridge and the Growth Area Fund has made this £2m landscape improvement project feasible. Combined with the neighbouring areas of Hainault Forest Country Park, the new £4.5m Redbridge Cycling Centre (opened by Boris Johnson in August 2008), and surrounding green belt, provide a significant regional attraction for London, easily reached from three Central line stations.
Gants Hill
Gants Hill, on the Central Line, has the potential for major growth, via town centre intensification. The Council's Area Action Plan for the town centre identifies the potential for at least 800 new homes by 2017. One large-scale development close to completion is 'Images', creating a new landmark, in providing 224 new homes and over 1,000 square metres of retail space. Infrastructure improvement is supported by a multi-million pound pedestrian accessibility programme involving signalisation of the round-about and introduction of pedestrian crossings, sponsored by the Growth Area Fund and Transport for London. Works are due to be completed by 2011.
London Borough of Waltham Forest
Waltham Forest is the strategic link between the lower and upper Lee valley. It is one of the five Olympic boroughs and will contain important elements of the Olympic Park. Waltham Forest also plays an important role in the Upper Lee Valley partnership. It already has excellent and improving links to the City and the West End and is looking to enhance its direct links to Stratford.
With the right investment Waltham Forest is looking to exceed their London Plan housing targets by 20%, delivering 7,200 new homes between 2008/09 and 2016/17. The borough has already delivered a series of improvements with £13m of Growth Area Funding. While there are a large number of small sites, there are also significant gains to be made from the borough's three main regeneration areas: Blackhorse Lane, Walthamstow Town Centre and the Northern Olympic Fringe.
Blackhorse Lane
Growth Area Funding has been used to develop a comprehensive planning framework for the delivery of over 2,200 new homes and 1,000 new jobs. 240 units are currently under construction, with planning applications progressing for a further 670. The area will also benefit from enhanced links to the regional park, and is already using GAF and other funding, to strengthen green corridors, in partnership with Enfield, Hackney, Haringey and the park authority.
Walthamstow Town Centre
The masterplan for the town centre was adopted in May 2008 and over 180 units have been completed or are under construction. The major TfL investment is now complete, providing a direct link between the tube/rail stations, the bus station and the town centre. There is continued strong developer interest in a number of key sites and the PCT will shortly be submitting plans for a new health centre.
Northern Olympic Fringe
The area will benefit from the major investment of the Olympic Park and a series of masterplans are now commissioned to ensure the legacy flows northwards through the Lee Valley. On current estimates the area can accommodate an additional 1,400 homes.
