The Strategic Planning Committee of Barnet Council approved an outline planning application for the redevelopment of the Broadwalk Shopping Centre in Edgware, including the bus station, bus garage, Redhill Clinic and Deansbrook Nature Reserve. The decision is subject to referral to the Mayor of London and a Section 106 agreement. A motion to defer the application was rejected.

Broadwalk Shopping Centre Redevelopment

The committee considered application 24/2686/OUT for the comprehensive, phased mixed-use redevelopment of the Broadwalk Shopping Centre and surrounding area in Edgware. The proposal includes:

• Demolition of existing buildings
• Erection of new buildings, up to 29 storeys
• Residential units (Use Classes C2, C3, and Sui Generis¹)
• Town centre uses (Use Classes E/C1/F1/Sui Generis)
• A new transport interchange
• A basement bus depot
• Public realm improvements, car and bicycle parking, open space, and landscaping

The application is an outline application, with only access and landscaping details for the first phase submitted in full.

Fabian Gowden, Chief Planner, introduced the application, describing it as one of the largest schemes the council has considered in many years. He noted that Edgware is designated as a growth area in the council's local plan and the London Plan, supporting the redevelopment of the Broadwalk Shopping Centre. Josh McLeod, Planning Manager, then presented the details of the application.

Key Considerations

McLeod summarised the key considerations, including:

• The site's location within a designated town centre and brownfield land²
• Local plan policies supporting regeneration and intensification
• A proposed mix of retail and commercial space
• Social infrastructure, including health provision
• Affordable housing provision of 35% by habitable room, with a 50/50 split between social rent and intermediate tenures
• Identified heritage harm, described as less than substantial
• Consideration of neighbouring amenity, including privacy, overlooking, and daylight/sunlight
• Principles for a new transport interchange
• Reduced parking provision, consistent with town centre location and sustainable transport policies
• Provision of 4.8 hectares of open space, including the Deansbrook Nature Reserve
• Biodiversity net gain achieved on site
• Engagement with fire safety consultees
• Accompanied by an environmental statement

Speakers

The committee then heard from a number of speakers, including local councillors, community representatives, and the applicant.

Objectors

• Councillor Shuey Gordon opposed the development, citing concerns about infrastructure capacity, the scale of the development, and traffic congestion. He stated that the proposed bus station was not viable from a safety standpoint.
• Councillor Mark Shooter apologised for previously voting for the Barnet Local Plan, and raised concerns about fire safety, the lack of affordable housing guarantees, and the impact on the green belt.
• Councillor Lachhya Bahadur Gurung voiced strong opposition, particularly regarding the impact on Asbury residents, including loss of daylight and sunlight, overcrowding, and inadequate parking.
• Councillor Lucy Wakeley raised serious concerns about the feasibility of the scheme, referring to a letter from the London Fire Brigade (LFB) regarding the structural integrity of the development and the risks associated with electric vehicle fires.
• Anuta Zak, representing local residents associations, argued that the plan was the wrong plan for Edgware, citing concerns about safety, transport, the economy, and the town's character.

Supporter

• Anton Schwartz spoke in support of the development, emphasising the need for affordable housing and the revitalisation of Edgware town centre.

Applicant

• Simon Ryan, Development Director at Ballymore, presented the applicant's case, highlighting their experience in urban regeneration, the extensive consultation undertaken, and the benefits of the scheme, including new homes, infrastructure, and public spaces. He stated that the London Fire Brigade had commended their engagement and that planning conditions would ensure that their concerns are addressed at every stage.

Committee Questions and Discussion

Following the presentations, members of the committee asked questions of the speakers and officers. Key topics of discussion included:

• Fire safety: Several councillors raised concerns about the fire risk associated with the underground bus garage, particularly with electric vehicles. Officers and the applicant provided assurances that the garage would not be occupied unless it was deemed safe by the LFB and other regulatory bodies.
• Affordable housing: Questions were raised about the level of affordable housing and the financial viability of the project. Officers confirmed that 35% affordable housing was secured, with a 50/50 split between social rent and intermediate tenures.
• Retail: Concerns were raised about the impact on existing retail businesses and the potential for vacant units in the new development. The applicant stated that they were offering existing stores the opportunity to relocate within the new development.
• Parking: The reduction in parking spaces was a concern for some councillors, but officers noted that the proposal was consistent with sustainable transport policies and that the impact on surrounding streets would be mitigated by controlled parking zones.
• Financial Viability: The committee discussed the financial viability of the scheme, with some members raising concerns about the level of public subsidy required. Officers explained that the subsidy was necessary to deliver the affordable housing and infrastructure benefits of the scheme.

Decision

Councillor Josh Maston-Lee proposed a motion to defer the application, citing a lack of critical details and concerns about safety. Councillor Richard Cornelius seconded the motion. However, the motion was defeated with three votes in favour and six against.

A vote was then taken on the officer's recommendation to grant planning permission, subject to conditions and a Section 106 agreement. The recommendation was approved with six votes in favour and three against.

Councillor Nigel Young, Chair of the Strategic Planning Committee, thanked everyone for their attendance and closed the meeting.