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The regeneration of Enfield Well placed locational advantage / Smarter future knowledge economy / House proud North Circular Road / Up to the challenge Meridian Water

Spring 2014 Issue Four

The new Alma estate

Countryside Properties is supporting Enfield at MIPIM 2014

Countryside Properties is a responsible developer of new homes & communities and specialists in estate regeneration and design & build contracting. Our vision is to create outstanding places for people to live, work and enjoy. We have been building new homes in London and the South East since 1958, many of which have been delivered through partnerships with central government agencies, local authorities and housing associations.

The new Alma estate

We are proud to be working with our partners Enfield Council, Newlon Housing Trust and local residents and businesses to regenerate the Highmead estate in Edmonton and the Alma estate in Ponders End; the two new schemes will see over 900 new homes being built in addition to new community facilities, a GP surgery, retail and high quality public spaces. The new Highmead estate

Leading sustainable developments

The new Highmead estate

For further information please visit:

Editorial director Siobhán Crozier Head of design Rachael Schofield Art direction Katrin Smejkal Reporter James Wood Production assistant Joe Davies Freelance editor Sarah Herbert Business development director Paul Gussar Business development manager Sophie Gosling Office manager Sue Mapara Subscriptions manager Simon Maxwell Managing director Toby Fox


Cover Image Sebastian Tomus/ Shutterstock

6 News The latest on regeneration and economic development in Enfield. 10 Lee Valley opportunities The Olympics put the Lee Valley on the map and Enfield is poised to further exploit its locational advantage for economic development. 16 Knowledge economy With a prestigious Malaysian university setting up its first international outpost in the Trent Park campus, Enfield’s knowledge economy is diversifying. With local companies working in global markets, life sciences is the next sector for development. 20 Map An outline of where the main schemes are happening.

23 Projects A round up of major regeneration projects, completed, under way or coming soon around Enfield. 31 Meridian Water round table Sharing experience and considering the challenges of large schemes, developers and investors meet with council chiefs to share their views on how to regenerate the vast Meridian Water site. 41 North Circular residential Once a sorry site, blighted by possible transport changes and a blot on the streetscape, on the A406, London’s orbital road, transformed housing now takes pride of place.

Images Sharron Wallace Photography, Stansted Airport, David Tothill, Johnson Matthey, Notting Hill Housing, Fairview New Homes, Simon O’Connor and Forty Hall Estate, Hollybrook Homes, PTEa, Karakusevic Carson Architects, Hawkins\ Brown, HTA Design LLP Printed by Wyndeham Grange Published by 3Fox International 375 Kennington Lane London SE11 5QY 020 7978 6840 Enfield Council Civic Centre, Silver Street, Enfield EN1 3XY Subscriptions and feedback © 3Fox International Limited 2014. All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written permission of 3Fox International Limited is strictly forbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no responsibility for omissions or errors. The views expressed in this magazine are not necessarily those of 3Fox International Limited.

46 Sitematch One of London’s key development opportunity sites, Meridian Water. 5 News Issue 4 Spring 2014

NEWS 6 News Opportunity Enfield

£74m boost for Enfield rail improvements

Ponders End demolition work starts

The Greater London Authority (GLA) and Network Rail are investing a combined £74 million to improve Enfield’s railway system, the council has announced. The money will be used for a third track to provide a “metro-style service” in Enfield, which will see four trains an hour connecting the borough to Tottenham Hale and Stratford, with its international station, tube and national rail services, by 2017. The existing Angel Road station will be redesigned to become a thriving new hub. Combining rail and bus services, it will provide better access to Meridian Water for future residents and businesses, and will be renamed Meridian Water station. Neil Rousell, the council’s director of regeneration, leisure and culture, made the announcement at the first Opportunity Enfield round table event focusing on Meridian Water. He said: “We have been working hard to create this situation for a new railway and I’m pleased that the GLA and Network Rail are now providing the £74 million necessary for the improvements. “This railway line link will provide access to Stansted Airport and the developments there. Of course, this whole development sits within the London mayor’s Opportunity Area Planning Framework, one of the reasons why he is so keen to work with us on developing this important site.”

Work to pave the way for the £270 million regeneration of Enfield’s Ponders End neighbourhood has begun. Demolition teams have started taking down the area’s former police station as a precursor to the creation of new homes, the relocation of Ponders End library, and the transformation of the high street to boost business as part of the Electric Quarter scheme. The redevelopment of the Alma Estate is also under way. Councillor Del Goddard, Enfield’s business and regeneration lead, said the authority was working to attract investment into the borough and promote local businesses to the widest possible audiences. “We want to improve our town centres so they continue to be vibrant, successful additions to the borough and provide the jobs, services and products our residents need,” he said. “Enfield Council is absolutely committed to building a strong economy and investing in our town centres is the right way to make the borough and its businesses more affluent and successful in the years to come.”

BOLD BICYCLE BID FOR MINI-HOLLAND Enfield has submitted a bid for a slice of a £100 million fund aimed at boosting cycling connections between the capital’s outer boroughs and central London. The borough is now one of eight authorities shortlisted to be among three or four “miniHolland” areas, where funding allocations will pay for new cyclistfriendly infrastructure. Enfield’s plans include creating protected cycle tracks along the A1010 Hertford Road and A105 Green Lanes. The bid also includes the introduction of a network of “quietway” routes on lesser-used, slower roads, and the provision of cycle hubs at stations so cycling commuters can store their bikes more safely. London mayor Boris Johnson and Transport for London are expected to make their final borough selections soon. Merton, Bexley, Ealing, Kingston, Newham, Waltham Forest and Richmond are the other boroughs competing for the cash.

“Enfield is one of London’s most peaceful [boroughs] and has become sought-after”

Developer named for Alma estate overhaul

Office-to-resi scheme selling strongly Fairview, the developer behind the Vogue residential scheme in Enfield, has announced it sold 40% of the flats within the first few weeks of availability. The project transformed a former office building in Eaton Road into one to three-bedroom apartments. Fairview says that buyers have been attracted by the security of the homes. Company sales director, Steven Allenby, said: “Enfield is one of London’s more peaceful [boroughs] and has become a sought-after location, but that doesn’t mean buyers think less about security. “We are conscious that people want to feel safe wherever they live and this was an important consideration when we designed the Vogue apartments. “Features like secure parking are attractive and the communal areas really distinguish Vogue from other developments. They are light and homely – a place where you can feel comfortable and chat to your neighbours. “The apartments were designed with exclusivity in mind and we knew it was vital to maintain our attention to detail when it came to the communal areas.” Proposals to convert South Point House, a sixstorey office building in Chase Road, near Southgate station, into 37 flats, have been submitted to the council.

Enfield Council has announced Countryside Properties and the Newlon Housing Trust as its chosen partners to redevelop Enfield’s Alma estate, in one of its largest regeneration projects to date. A decision was made at a meeting of the council’s cabinet in October. A rival bid from Laing O’Rourke and Keepmoat was also considered. Proposals were submitted in July 2013 for the replacement of four 1960s tower blocks at Ponders End with low-rise maisonettes and a single high-rise block on the edge of the estate. The development will comprise 794 homes, 59% of which will be for private sale and 41% for affordable homes, along with replacement retail space, a new gym and a health facility. At a meeting in January, the council resolved to use Compulsory Purchase Order powers. Cllr Ahmet Oykener, Enfield Council’s cabinet member for housing, said: “This £150 million investment will revive this part of Enfield, providing first class affordable family homes and state of the art facilities. “The appointment of Countryside Properties takes us a big step forward towards rebuilding the estate; creating a greener, safer and brighter neighbourhood. “Our vision is to significantly improve Ponders End and strengthen the sense of community so that it becomes one of the most family friendly and desirable places to live in London. We’re well on the way to achieving that goal, and the redevelopment of the Alma Estate is a vital element to achieving our vision.”

7 News Issue 4 Spring 2014

Meridian Water land-buy proposals backed


Enfield Council has given its backing to the purchase of land safeguarding the development of Edmonton’s 85-hectare Meridian Water site. The council gave an agreement in principle to acquire the property – thought to include National Grid owned land that currently houses decommissioned gasholders – for an unspecified price at a meeting in October 2013. Councillor Del Goddard, Enfield’s regeneration lead, said the development would kickstart the whole scheme. “Meridian Water is one of the largest development sites in north London. It is very important we move forward now that the masterplan for this site is agreed and the decision on whether or not to acquire land in order to facilitate development of the vital infrastructure at Meridian Water was an important one.” A public report presented to the meeting did not identify the precise land involved, but confirmed that it related to Meridian Water’s early phases of development, and that its acquisition would improve market confidence in the delivery programme. Officers also said buying the sites now would dovetail with the provision of a substantial investment in rail and educational infrastructure and public realm improvements, giving the delivery programme for Meridian Water real momentum.

8 News Opportunity Enfield

Enfield businesses rewarded More than 100 guests attended the 2013 Enterprise Enfield Business Awards at the Royal Chace Hotel in November 2013. The winners were KatyBakey (startup business), Inc Direct (business), Forty Hall Vineyard (green business), Ruby Blu (retailer) and The Giving Card (young entrepreneur). Each received a prize of £1,000.

Southgate Town Hall deal agreed Developer Hollybrook Homes has exchanged contracts with Enfield Council in a deal that will see the former Southgate Town Hall building extended and converted into up to 40 flats. The scheme will also see the £4.45 million refurbishment of Palmers Green Library, which is based at the site on the corner of Green Lanes and Broomfield Lane, and potentially also a new medical centre. Building work is expected to begin in summer 2015 for completion in late 2015. Councillor Andrew Stafford, Enfield’s finance and property lead, said the project would preserve a characterful building, provide new homes, and offer enhanced community facilities. “Southgate Town Hall is an important local landmark for many residents, and this deal allows us not only to provide much needed affordable housing, but to give local people a much better Palmers Green Library and potentially a new medical centre,” he said. “We are delighted to work with Hollybrook Homes to deliver this ambitious and exciting project which is the right deal at the right time for Enfield Council and the community in Palmers Green.” Deloitte Real Estate provided advice on the disposal of Southgate Town Hall to preserve the building and cross-subsidise the library refurbishment.

“This ambitious and exciting project is the right deal at the right time for the council.”

Ground Control to Forty Hall Contractor Ground Control has been appointed for a £1.2 million project to restore Forty Hall’s landscaping to its original 18th century appearance. Enfield Council said the work would reveal the design of the park’s classic pleasure gardens, repair Turkey Brook Bridge, replace park furniture, widen the park’s gates and restore the pond’s original design. Chris Bond, the council’s environment lead, said the project had followed a successful bid for help from the Heritage Lottery Fund.

COUNCIL BACKS CROSSRAIL2 OPTION Enfield Council is supporting one of two Crossrail2 options consulted on last year by Transport for London and Network Rail. The regional option would help to further regenerate Enfield’s eastern corridor as it would extend the route overground through Enfield, Hertfordshire and south-west London and Surrey. The metro option proposes an underground service between Wimbledon and Alexandra Palace. When a preferred route is selected, further consultation will take place in 2015.

9 News Issue 4 Spring 2014

Well placed Right Enfield has good connectivity with London Stansted Airport, another draw for investors and residents.

10 Lee Valley Opportunity Enfield

Enfield’s economy will change dramatically over the coming decades. Its location contributes to this development – sitting at the centre of biomedical expertise between Stevenage, Cambridge and soon, King’s Cross – and also, the London Stansted Cambridge corridor. Enfield attracts big companies and is now bringing in the academic research institutions which will generate new enterprise. Colin Marrs reports

This image Locational advantage – Enfield’s economy benefits from being in the Upper Lee Valley and the London Stansted Cambridge Corridor, plus a biomedical triangle from King’s Cross to Stevenage and Cambridge.

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A414 M11














17 A1

A5 A4

King’s Cross



Canary Wharf A2


A203 A3216

City Airport



Memories of the 2012 Olympic Games may be fading, but the regeneration legacy which was always at the heart of the plans has barely got off the blocks. The sporting jamboree acted as the starting pistol, demonstrating the strategic economic importance of the Lee Valley to central government and the private sector. Enfield Council is setting the pace, using the Games as a springboard to make the most of new opportunities which are bringing start-up businesses, international investment and thousands of new residents to the borough. Preparations for the 2012 Games saw the dramatic restoration of the River Lee’s landscape and wetlands – turning former concrete riverbanks into peaceful, natural urban retreats. The Games also served to introduce the Lee Valley to a wider audience, with so much of the action taking place along the river – and waterside living is popular with home-buyers. The council has plans to turn some stretches of water into an attractive backdrop for new communities. Chief among these is the vast Meridian Water area – the £1.5 billion waterside investment opportunity that will eventually provide up to 5,000 new homes and around 3,000 new jobs. To kickstart the scheme, the council is in negotiations with a major landowner to purchase a site which is currently underutilised. Once the council has acquired the land, it will select a development partner which will enable the construction of the first phase of 1,000 homes – with planning applications expected in 2015 and 2016. Assistant director for regeneration, planning and economic development at Enfield Council, Paul Walker says: “We want to bring about the first phase of housing, to create a high quality development, which will set the tone for subsequent phases of the scheme.” Elsewhere, the council is seeking to buy land in Ponders End, the majority of which formerly housed Middlesex University buildings. The remainder of the land includes shops on the area’s high street, and the council’s aim is to build a mixed-use residential and retail scheme to breathe new life into the area. Walker says that the council is hoping to come to a negotiated agreement with landowners, but is prepared to use its powers of compulsory purchase if necessary. However, he says the council has no intention of becoming a major landholder – any acquisitions would be undertaken to get development off the ground, with the authority relinquishing ownership once regeneration has taken root. He says: “Our general intention would be to seek a development partner and eventually dispose of the land. Our only involvement is to enable the private sector to feel confident about investing.” Walker adds that shop owners in Ponders End who are affected by the project would likely be able to take leases in the new development. The Meridian Water scheme has been aided by the



11 Lee Valley Issue 4 Spring 2014

Enfield Lee Valley

The Meridian Water development will provide up to 5,000 homes and 3,000 jobs

“The Meridian Water masterplan is about creating new neighbourhoods”

The GLA and Network Rail have invested £74 million for three rail tracks to provide additional capacity between Stratford and Angel Road

financial backing of both the Greater London Authority and Network Rail. The two bodies have pledged a total of £74 million to enable the creation of a third rail track from Stratford to Angel Road station, soon to be renamed Meridian Water. The investment will allow a four-trainsper-hour service at the station from 2017, which will give even greater confidence to housebuilders considering investing in the scheme. Walker says: “We are looking to provide a mix of apartments and homes, including those suitable for families needing three to four bedrooms. “Some people will want to move here from the surrounding area but some will want to relocate because of the short journey times to central London.” But for a development area as vast as Meridian Water to be transformed into a sustainable community, it will require more than good housing and transport links.

Neil Rousell, director of regeneration, leisure and culture at Enfield Council, says: “The Meridian Water masterplan is about creating new neighbourhoods. The council is very clear that in order to support our residents and support Enfield, we need to rebalance some of our communities and create new communities. “But it’s not just about buildings, it’s also about creating the social and economic structure around regeneration activities in Enfield.” London Community Learning Trust (LCLT) is an education consortium which includes the Church of England’s schools board. LCLT’s stated aim is to set up outstanding schools. Rob Hannan, director of LCLT, says that it is proposing a primary school in Meridan Water, which could open in September 2015, in addition to two secondary schools. Hannan says: “By opening the schools at an early stage in the development, we are making the area ever more attractive for people moving into the new homes which are planned.” And higher education in the borough is also seeing important developments. Allianze University College of Medical Sciences (AUCMS), a private higher learning institution in Malaysia, is in the process of buying the former campus of Middlesex University at Trent Park. Ploughing significant funds into converting the existing buildings, AUCMS plans to open a biomedical training facility as early as 2014. Walker says that the new institution will form the base of a triangle of biomedical expertise, with Enfield poised to benefit from the sharing of knowledge with the other nodes at Cambridge and Stevenage. Walker says that the investment presents fantastic opportunities for the borough. He says: “If you look at similar facilities elsewhere, they spin off companies in the vicinity, and create a momentum of their own.” To help link the new employment and education facilities with the residents of the area’s new homes, the council is also taking a close look at transport provision, vital to the success of Meridian Water. In addition to the rail improvements, work is taking place to reconfigure bus services to better serve businesses in the Upper Lee Valley.

Left The abundance of waterways in Enfield boosts the appeal of some investment sites, with added potential for outstanding architecture in signature buildings.

12 Lee Valley Opportunity Enfield

Opportunity Area Planning Framework In July 2013, the Greater London Authority launched a framework for the future direction of development within the Lee Valley up to 2031. This Opportunity Area Planning Framework (OAPF) was drawn up in conjunction with Transport for London and the boroughs of Enfield, Haringey, Waltham Forest and Hackney. Sitting alongside boroughs’ own planning documents for specific areas, it has official planning status as part of the London Plan, meaning it will be used as a material consideration in the determination of planning applications. Paul Walker, assistant director of regeneration, planning and economic development at Enfield Council, says: “Very simply, the OAPF shows that the area is seen by the GLA as a key focus for investment. We particularly enjoyed working with our neighbouring boroughs on the OAPF – all partners realise that business people

may be attracted to an area, but they don’t necessarily recognise council boundaries when making decisions about investment.” The OAPF is a framework that will provide: — More than 15,000 new jobs across a range of industries — More than 20,100 new homes — Growth at Tottenham Hale, Blackhorse Lane and Ponders End — Development opportunities along the A10/A1010 corridor, in particular the Tottenham High Road corridor and Northumberland Park — Full integration between the existing communities and the new jobs, homes and services — A Lee Valley district heat network linked to the London Waste EcoPark at Edmonton

13 Lee Valley Issue 4 Spring 2014

“The River Lee is one of the few in the UK which is designated as having freight or commercial potential”

David Taylor, head of traffic and transportation, says: “We are scoping this out, with the intention of any changes being cost neutral, and have had meetings with businesses and residents’ groups to understand their needs.” Enfield is well served in terms of its road networks but the council’s plans also include road improvements – with connections to the M25 a particular priority – as well as initiatives to improve cycling links both within the borough and to central London. Enfield Council also plans to offer cost-effective green energy to residents. It is setting up a limited company – the Lee Valley Heat Network (LVHN) – which will build and run a decentralised energy network, utilising heat and steam from waste facilities. Currently, heat emissions from local waste facilities are effectively a lost resource. By capturing and channelling them to industrial and residential consumers, the heat network will offer cheap heating and hot water to thousands and homes and businesses

in the area it serves. In turn, it has the effect of helping to tackle fuel poverty and reduce heating costs for residents living in some of Enfield’s most deprived neighbourhoods – which are among some of the most disadvantaged areas in London. With rising energy prices causing financial uncertainty in both households and buinesses, the council sees the LVHN being able to provide secure energy sources for local homes and businesses over the long term. It will also fulfil Enfield Council’s environmental aims by establishing clean, sustainable and cheap energy sources to reduce carbon emissions and protect the environment. The heating network would also create hundreds of local jobs. Rousell says: “Negotiations with potential equity and technical partners and customers are ongoing with engineering works due to start in 2015-16.” With so much activity in the borough on different fronts, it looks certain that Enfield is on the fast track to economic success.

Canals Until the early 1970s, up to two million tonnes of freight was transported up and down the River Lee and its associated canals each year. Over the previous centuries, the network of local waterways saw beer and grain cargoes transported from Hertfordshire, timber loaded onto barges from warehouses in Leyton, coal taken to the now decommissioned Hackney Power Station and copper brought from Wales to be processed at a mill in Walthamstow. If new plans under discussion come to fruition, the waterways could once again become a crucial route for business. Richard Rutter is London head of enterprise at the Canal and River Trust, the charity which manages English and Welsh waterways. He says the River Lee is one of the few in the UK which remains legally designated as having freight or commercial potential. Looking to make the most of this status, Enfield Council is currently talking to two major construction firms about the possibility of using the Lee to transport materials, which would be used in the construction of new riverside development projects. Rutter says that the plan would be a no-brainer. Although the river was used to transport some waste away from the 2012 Olympic Games, “we have forgotten how to use the water in recent years”, he says. Rutter is clear on the environmental benefits a renaissance in river freight would bring. He says: “A barge can carry around 120 tons of material, while an HGV lorry can only move 20 tons. So for every barge you use, you can take six lorries off the road, reducing congestion.”

14 Lee Valley Opportunity Enfield

Edmonton Green Shopping Centre

your everyday essentials or just a chance to have fun everything you could want in one place

The choice is amazing Asda Tesco Sports Direct Boots Peacocks Blue Inc JD Sports Many restaurants and cafes including Costa Coffee 40 market stalls Post Library Travelodge Hotel Leisure Centre

The UK’s leading regeneration specialist, St. Modwen owns, manages and markets Edmonton Green, ensuring that it remains a lively and friendly space for all the community to enjoy.

Footfall continues to increases and in the last two years alone has risen by 15% to 200,000 visitors per week.

Smarter future

Above With the arrival of a Malaysian university centre in the borough, Enfield moves into biomedical sciences. Right Johnson Matthey have had plans for a new analytical laboratory approved.

16 Knowledge economy Opportunity Enfield

An industrial powerhouse by the 20th century, Enfield is becoming a centre of 21st century excellence, building a strong knowledge economy alongside thriving industrial sectors. Exploiting its location in the biomedical triangle between King’s Cross, Stevenage and Cambridge and chosen as the first international base for a Malaysian university, industry in Enfield is also being revitalised with a new, more intelligent kind of growth By Lucy Purdy

Only the knowledge economy can produce the kind of balanced growth that is needed to secure the UK’s future prosperity, said a report published by the Work Foundation in 2011. We must avoid debt-fuelled growth and embrace that which is “driven by expertise and new ideas”, wrote its author, senior economist Charles Levy. Two years on, Enfield has brought this idea to fruition in a number of pioneering projects. A new biomedical hub being established by Malaysia’s University College of Medical Sciences (AUCMS), a private university based in Penang, which has hubs around south-east Asia. It also runs a twinned medical programme with two universities in Ireland but its arrival in Enfield signals a daring new direction for AUCMS – its first campus outside of Malaysia. The university has bought the former Middlesex University Trent Park campus to create its own medical university hub in London. It is expected to be operational by March 2014 and plans to host more than 3,500 students at the campus in the next three years. A number of academic programmes will run for both local and international students. Research will be undertaken in medical related fields which will see research and development translated into products such as biomechanical limbs. For Professor Dr Abu Hasan Samad, AUCMS director of development for academic, infrastructure and services, the borough was an obvious choice for this ambitious project. He told Opportunity Enfield: “The campus will be accessible from London Heathrow Airport or central London via the Piccadilly line, stopping at Oakwood Station, or by car. It is also close to many other major academic and research institutions. “The campus is surrounded by a huge park with green landscaping and a lake nearby. There are also a number of sport and recreational facilities available both on-campus as well as at places nearby. There is a good community in the neighbourhood – and great facilities. “The students will make the borough more vibrant and lively and at the same time, it will spur more economic activities and creative job opportunities, not only in the local community but also the UK at large.” And the boldness of this move, the confidence it demonstrates in Enfield, is likely to only fuel further interest in the borough. Universities generate ‘spin-out’ businesses and it seems certain that new companies and innovations in different sectors will spring up in response to AUCMS’s decision to invest in the Trent Park campus. Thinking beyond Enfield’s boundaries is a key message drumming away inside the mind of Stephen King at the London-Stansted-Cambridge Consortium (LSCC). He says: “Enfield has a lot of talent and places to live. But as a consortium, we’re trying to encourage investors to look at this area on an international scale. We have to see the entire corridor as a huge area rather like Silicon Valley, which has an identity as a whole. And Enfield is in the middle of it. There are jobs in Enfield and

there is fantastic geographical access to a huge market.” LSCC chair Greg Clark adds: “This region, with an economy built on the hi-tech, clean, green, and knowledge economy, has the potential to drive growth nationally. It is an investment opportunity like no other, and with the local and regional bodies starting to come together with a shared vision and common agenda, it can provide a genuine and compelling opportunity for all.” The LSCC has produced a report on the growing strength of life sciences industry throughout the region. “This is a sector with significant potential for companies to locate in Enfield, as we have large areas of land for development, particularly in Meridian Water, we have good connectivity and the right skills among the labour force,” says Councillor Del Goddard, Enfield Council’s cabinet member for business and regeneration. Clark spells out its importance: “Overall, there are 37 world-class life sciences research institutes in the London-Stansted-Cambridge region, 1,400 life science businesses, accounting for 43,200 jobs, 19.6% of all national [England] employment in this sector.” And it’s not new – in the past 50 years, two of the largest UK public investments in life sciences research have been made in this corridor – the £700 million Francis Crick Institute in London and the new £212 million MRC Laboratory for Molecular Biology in Cambridge. Growth also clusters around the Stevenage Bioscience Catalyst and the Anglia Ruskin MedTech Campus, which has sites

“The campus will be accessible from London Heathrow Airport or central London via the Piccadilly line, stopping at Oakwood Station”

Right Malaysia’s University College of Medical Sciences will take up residence in the prestigious location of the Trent Park campus.

17 Knowledge economy Issue 4 Spring 2014

Knowledge economy

Plans for a new analytical laboratory for Johnson Matthey received consent in 2013

“Overall, there are 37 world-class life sciences research institutes in the London-StanstedCambridge region, 1,400 life science businesses, accounting for 43,200 jobs, 19.6% of all national [England] employment in this sector”

18 Knowledge economy Opportunity Enfield

3,500 students will attend the Malaysian campus over the next three years in Chelmsford, Harlow and Southend-on-Sea. Among the Enfield firms already holding an impressive track record for success in the knowledge economy is Metaswitch. With main offices in San Francisco, Virginia, Dallas and Singapore, from its head office in Church Street, Enfield, it designs, develops, manufactures and markets telecommunications hardware and software to communication service providers, equipment manufacturers and large enterprises. Delivering on its tagline: “The brains of the new global network”, the firm works with big-hitters including Microsoft and BT. Metaswitch has won two Queen’s Awards for Export Achievement and is a shining example of a knowledge economy gem. The company announced last year that it is opening a new product development facility in Cambridge. Located in the heart of the computer laboratory at the University of Cambridge, the new office helps Metaswitch continue its tradition of hiring top class graduates, and means the firm joins the 300 plus companies and commercial laboratories specialising in computing and advanced technology already in the area. “We have a long-standing association with Cambridge, with many of our graduate intake coming from the University of Cambridge,” says John Lazar, Metaswitch CEO. “We are both centres of technology excellence and innovation, so Cambridge was a logical choice for our expanded product development team.”

Nurturing knowledge in the form of young talent is a theme echoed further up the road in Brimsdown at Johnson Matthey. The leading specialty chemicals company, with a decisively global reach, has a long tradition of apprenticeship – George Matthey, one of its founders, started his career as an apprentice at the age of 13. The company reintroduced an apprenticeship programme in 2010, offering training and experience to young people and inspiring other businesses to do the same. Retired site manager at Brimsdown, Barry Connelly, who now acts as the company’s corporate social responsibility manager, oversees the programme. Former apprentice Connelly worked for Johnson Matthey for more than 45 years. Now, the site takes on apprentices every year. In April 2013, the firm offered apprentice opportunities at Brimsdown, and in Germany and Switzerland. The Enfield apprentices spend one day a week at Hertford Regional College and four days onsite, where they gain experience of work in various parts of the business. They receive an all-round understanding of manufacturing, engineering and office skills, and some go on to become permanent members of staff, with their new skills invested back into the business. In March 2013, Johnson Matthey had plans for a new analytical laboratory approved. Proposals by Yeates Design and Architecture, for a site to the south of the Brimsdown Assay Lab, involve construction of a twostorey detached laboratory building designed to achieve a Very Good BREEAM rating. Entrepreneur Laban Roomes also hails from Enfield. His company, Goldgenie, is the world’s premier gold-plating and customisation brand, famously invested in and supported by BBC Dragons’ Den’s James Caan in 2007. Since being founded in 1995, Goldgenie has been established as the go-to customisation service for a number of blue-chip organisations – including Lexus,

Above Metaswitch has won two Queen’s Awards for Export Achievement. Left Everything he touches turns to gold – Laban Roomes, the man behind Goldgenie.

Honda, Toyota and Nokia – and as a global leader in the support of ethical mining. Goldgenie’s unique and patented portable gold-plating technology initially found a home in the automotive industry. Lexus, Bentley and Rolls-Royce were among its first major clients, providing gold-plating services for exterior detailing, emblems, and interior aesthetics. The company established a significant market presence among luxury car dealerships in the UK, then Roomes built on this to extend the services to consumer product manufacturers. Goldgenie rapidly became the market leader for personal plating, with products spanning telecommunication devices, interior hardware and more recently, gold-coloured iPhones. Goldgenie’s celebrity fans include confirmed

A-listers Denzel Washington, Usain Bolt, Kate Moss, David and Victoria Beckham – along with the Sultan of Brunei and Saudi royalty. The client list makes for impressive reading, considering that Roomes began his gold plating business in a tent in his small London garden. With established local companies prepared to invest in equipping technically-minded apprentices with the skills to make them employable, and by marketing Enfield in the lucrative global knowledge market, the local authority and its team of committed partners seem to have all bases covered. Everywhere you turn – there is something new and innovative happening and a buzz about the possibilities of the knowledge economy – Enfield’s newest competitive advantage. 19 Knowledge economy Issue 4 Spring 2014

Opportunities in Enfield: £2 billion to invest SOUTH-WEST (SW) 1 New Southgate and Ladderswood The Take The High Road and Ladderswood projects. 2 Southgate Town Hall and Palmers Green Library The former town hall is being turned into housing while the adjoining library is being extensively refurbished. 3 North Circular Phase 1 shortlisted for the 2013 Housing Innovation Awards.

10 Central Leeside A major regeneration project with space for 15,900 homes, creating a potential 15,000 jobs. 11 Ray’s Road An opportunity to create a new public park near Meridian Water. 12 Unity Hub Custom-built youth hub. 13 Upper Lee Valley rail Project to improve transport links in the Lee Valley.



4 Meridian Water Some 5,000 new homes, 3,000 jobs and three new schools will be created.

14 New River House The conversion and extension of a vacant office building.

5 Advent Way SEGRO has agreed a pre-let agreement with Premier Inn to build a hotel and restaurant.

15 Lumina Park A major development at the old General Electric site.


6 Highmead £25 million of high quality housing, plus 1,092sq m of retail and commercial space.

16 Electric Quarter A flagship regeneration project on Ponders End High Street.

7 Edmonton Green Ongoing investment and improvements to the Edmonton Green area, including the installation of lifts at the train station.

17 Ponders End A transformed gateway to the Lee Valley Park.

8 The Crescent Improvements to Grade II-listed Georgian terrace. 9 Edmonton EcoPark Set to provide the next generation of waste services.

20 Projects Opportunity Enfield

18 Alma estate Complete redevelopment of the estate, providing up to 800 homes and a retail parade. 19 Tesco Distribution Centre A major mixed-use scheme, built-to-suit Tesco Stores Ltd.

Enfield is changing rapidly – from the £150m regeneration project on the Alma estate to the massive opportunities at Meridian Water

20 Joint Service Centre Planned for Ordnance Road in Enfield Lock, including a library. 21 Dujardin Mews Homes next to the new Oasis Academy Hadley. 22 Enfield Warehouse and Distribution Centre A flagship mixed-use development capable of accommodating a range of options.

WEST (W) 23 Cat Hill Residential development at the former university campus. 24 New Avenue estate Full redevelopment of the estate in Southgate. 25 Trent Park University A Malaysian university college will create a medical university hub on the site.

BOROUGH-WIDE 26 Lee Valley Heat Network Residents could see local waste processed into energy to heat Enfield homes.

Key Planned and in the future Current and in progress Completed

To Heathrow Airport

SCHOOL EXPANSIONS A St Michael’s B Merryhills C Capel Manor D Houndsfield E Firs Farm F Eversley G St John & St James School H Suffolks School I Garfield J Highfield K Grange Park L Worcesters M Prince of Wales N George Spicer O Edmonton County P Cuckoo Hall Academy

Hadley Wood


Woodpecker Hall Kingfisher Hall Enfield Heights Heron Hall Oasis Hadley ARK John Keats

AVAILABLE INDUSTRIAL SITES G IKEA and Meridian Water H View 406, Advent Way I Imperial, Innova Park J Navigation Park, 7 Morson Road K Enfield Warehouse and Distribution Centre, Kier Park, Mollison Avenue L Expansion Enfield M G Park N Unit B5, Angel Road Works, Crispin House O Gibbs Road, Montagu Road Industrial Estate

Key regeneration sites in Enfield, more detailed profiles of some are on the following pages. For further information contact Paul Walker, assistant director for regeneration, planning and economic development: paul., 020 8379 3800

To London Stansted Airport

Crews Hill


M2 5










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Brimsdown L



18 D



Ponders End J





Enfield Lock


Bush Hill Park

Winchmore Hill



16 Grange Park




Enfield Town

M2 5

Turkey Street





A 10 - G REA T C A MB R ID




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A 10



To Gatwick Airport

Palmers Green

1 New Southgate

Arnos Grove I

A 40










Edmonton Green

26 13 12 11




7 8



6 Angel Road


9 H


4 G

21 Projects Issue 4 Spring 2014

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New Southgate

Left The new Ladderswood will have 517 new homes of different tenures and a higher proportion of family-sized units.

1 Ladderswood The redevelopment of the Ladderswood Way estate and the adjoining New Southgate Industrial Estate is a project of major strategic importance for the area’s regeneration. The Ladderswood scheme is one of the first projects to be delivered out of the New Southgate masterplan. Combined with the A406 (North Circular Road) development, it will create significant benefits for the area and aims to transform this part of the borough into a vibrant and sustainable community. The Ladderswood project will increase the amount of familysized accommodation in the area, provide investment in local infrastructure – schools, roads, health services – and create local employment and training opportunities. Sherrygreen Homes in partnership with One Housing Group were appointed as the council’s development partners for the renewal of the Ladderswood estate. The developers appointed Mulalley as the building contractor and One Housing Group as the residential provider. In February 2013 Enfield Council’s planning committee granted consent, subject to completion of a Section 106 planning agreement and GLA consent, for the new development that will create 517 new homes, 1,400sq m of commercial space, a community centre and a new 80-bedroom hotel, bringing employment and training opportunities for people in the borough.

The new homes will range from one-bedroom flats to four-bedroom houses, with a mix of private and affordable, offering residents choice and flexibility. The scheme will be designed to meet Code for Sustainable Homes Level 4 and a new energy centre will replace the existing district heating system currently in Curtis House. Using the latest technology the energy centre will serve the entire development, providing properties across all tenures with hot water and also generating some electricity. It is anticipated work on Phase 1 will start on-site in early 2014, with the first homes being completed by autumn 2015. Next phase of works Phase 2 is scheduled to commence in late 2014 with completions being anticipated by mid-2016. It comprises 190 apartments in seven blocks and includes an underground car park, hotel and community plaza. Phase 2 will form the corner of the development, next to the junction of the North Circular and Station Roads. Schedule: — March 2014 – work to start on Phase 1 (of 5) — Autumn 2015 – Phase 1 homes to be completed — Late 2014 – work to start on Phase 2 — Autumn 2018 – final phase to be completed 23 Projects Issue 4 Spring 2014






Left Watching the river flow – frontage of the developments will offer very desirable views.

4 Meridian Water Work to deliver one of London’s largest regeneration and investment opportunities and one of the UK’s biggest eco developments is about to begin in the Upper Lee Valley. The Meridan Water masterplan, produced by LDA Design, was adopted in July 2013, after extensive public consultation, and will be used to guide decision-making throughout the delivery process. The 85-hectare, mixed-use, waterfront community will provide up to 5,000 new homes, three new schools and community facilities, a new high street causeway, diverse parklands and create up to 3,000 new jobs. Riverside living will revitalise the valley’s waterways, improve parkland and recreational space, reconnecting the area with the Lee Valley Regional Park. The first project on the scheme, Dysons Road community hub, was completed in 2012. A former derelict piece of industrial land on Rays Road will be transformed into a new open space to be known as Angel Gardens, with outdoor gym facilities, 24 Projects Opportunity Enfield

an activity area, children’s play area and will also include a direct link to Angel Road Station. Meridian Water will also deliver improvements to public transport including an interchange linked to Angel Road Station. Enfield Council has appointed Atkins – the engineering design expert behind the Olympic Park – to produce a new station design, working in partnership with the GLA, Transport for London (TfL) and Network Rail. Track improvements, funded by Network Rail and TfL will also enable the delivery of a four-trains-per-hour service at Angel Road Station. The council is in the process of getting tenders for a detailed design of The Causeway, the central spine that unifies Meridian Water, with a view to implementing public realm improvements along Glover Drive in 2014. The Education Funding Agency is working with the London Community Learning Trust to deliver a new two-form primary school in the Meridian Water neighbourhood. The trust is also considering plans for two new secondary schools.

6 Highmead In January Andy Love, Member of Parliament for Edmonton, visited the Countryside Properties’ site to see construction progressing. Work started on site in July 2013 and topping out is expected in April with formal completions on track for March 2015. The new scheme will provide 118 new homes – comprising 22 houses and 96 apartments, 40% of them affordable homes, managed by Newlon Housing Trust. The launch of homes for private sale, to be marketed by

Countryside Properties as Silver Point, will begin in May. The partners believe the development, which was designed by Hawkins\Brown Architects and shortlisted for a housing design award, will provide a significant boost to the local community and kickstart wider investment and regeneration in the area. Alongside the residential element, the development at Highmead will include 1,037sq m of new retail and commercial space. There will also be a 769sq m bespoke health centre at the heart of the development, together with a new 197sq m community building.

Right Silver Point will be marketed by Countryside Properties from May.

25 Projects Issue 4 Spring 2014

8 The Crescent The Crescent is a Grade II-listed building that stands in its own conservation area, approximately a quarter of a mile north of Edmonton Green. It comprises a handsome Georgian terraced parade dating from 1826, set back from the road behind what was originally a communal garden. The Crescent is a significant landmark building in the Edmonton area that has in recent years, despite the efforts of some owners, developed a neglected and run-down appearance. Enfield Council and Newlon Housing Trust are working together to restore this terraced parade to its former glory by the sympathetic repair of the front elevations, period boundary treatment and access improvements to the rears of the properties. Work is under way and is due to be completed later this year.

Above Restoration of The Crescent is under way and will deliver a facelift for the Georgian parade.

26 Projects Opportunity Enfield

7 Edmonton Green Railway Station The council is working in partnership with Network Rail to deliver two lifts at Edmonton Green Station to enable step-free access to both platforms 1 and 2. The council was awarded £1 million for the project following a successful bid for funding from the Department for Transport’s Access for All programme. The project is expected to cost £2.24 million in total, with the balance of funding coming from the grant funding from Transport for London. Due for completion in April this year, the station is at the heart of Edmonton Green – one of the council’s top priority areas for regeneration – and is the busiest station in the borough. Edmonton Green also sits within the top quarter of busiest stations in outer London, seeing around three million passengers a year. Currently, the only access to the station is via stairs.




Ponders End

Right The £150 million project to redevelop the Alma estate is Enfield Council’s largest and most ambitious regeneration scheme.

18 Alma Estate Regeneration This £150 million project is currently Enfield Council’s largest housing estate renewal scheme and it is hoped that it will act as a catalyst for the wider regeneration of Ponders End. The scheme includes the four iconic 23-storey towers, as well as a number of maisonette blocks and shops. Countryside Properties will redevelop the estate in phases to provide up to 800 homes with a balanced mix of private sale, shared ownership and council homes for existing tenants. The new neighbourhood will include replacement retail space, a new GP centre, and an

affordable gym, as well as improved open green space, play areas and public realm. The council will facilitate a series of design panel workshops with residents, led by Pollard Thomas Edwards architects in the run-up to the submission of the planning applications for the masterplan, and phase 1 next summer. After residents in phase 1 have been either temporarily or permanently rehoused in 2014, the controlled demolition of Kestrel House will begin. Subsequent phases will be subject to separate planning applications. It is hoped the development will be completed in 2021. 27 Projects Issue 4 Spring 2014

Right Dujardin Mews is among the first new council housing to be built in decades.

21 Dujardin Mews As part of the Alma regeneration programme, Dujardin Mews, formerly known as ‘Academy Street’, will see the construction of 38 new homes in Ponders End, which will be some of the first new council homes in decades. A partnership between two award-winning practices, Karakusevic Carson Architects and Maccreanor Lavington Architects, the design of this scheme is a contemporary take on the classic Victorian terraced streets that characterise the area. These elegant brick-built properties will set the benchmark for new development in Ponders End and a very high standard for future new-build Enfield Council homes. Affordable and predominantly family-sized, the homes will be exclusively for Alma Estate residents, 19 of which will be for secure council tenants and a further 19 will be shared equity homes, part-owned by the council, for resident leaseholders wishing to remain in the area. Construction will commence early in 2014 and it is hoped that homes will be completed early in 2015.

28 Projects Opportunity Enfield

16 Electric Quarter The transformation of the Ponders End High Street area, now known as the Electric Quarter after local resident Joseph Swan, who pioneered the invention of the electric light bulb, also continues to progress. Behind the high street a new secondary school, the Heron Hall Academy, is taking shape with a planning application expected shortly. Revised plans for the high street frontage are also advancing – 2014 is going to be a significant year in the emerging Electric Quarter.

Left Electric Quarter, the brand new neighbourhood, which will transform Ponders End High Street.

Supporting regeneration in Enfield

As the provider of water and sewerage services for London and the Thames Valley, we are planning for the long-term needs of our customers and supporting future development in Enfield. Upgrading Deephams Sewage Works

We plan to include measures to control the odour produced by the smelliest parts of the sewage treatment process. This will involve covering tanks and other parts of the works, and installing equipment to catch and clean the gases. We will never be able to completely get rid of the smell, as there will always be some odour produced by the complicated biological process of turning raw sewage into water clean enough to be put back into local rivers.

We are proposing a major upgrade to Deephams Sewage Works to significantly improve the quality of the treated wastewater that flows into the Salmon’s Brook, a tributary of the River Lee.

Significantly reducing this odour, by focusing our improvements on the smelliest parts of the works at a reasonable cost to all of our customers, is a priority for the upgrade.

The upgrade will also allow the sewage works to cope with population increase in the area already served by the works, improve treatment facilities that are becoming old and worn out, and cope with the heavier winter rainfall and warmer summer temperatures that are predicted due to climate change.

Have your say

We plan to redevelop the treatment works within the boundaries of the existing Deephams Sewage Works site in Edmonton, and subject to planning permission, the main construction work is expected to start in 2015.

Significantly reducing odour

Recent improvements have already reduced the odour produced by the sewage works by around 15 per cent over the last 18 months. However achieving a much more significant reduction in odour is a priority in our plans to upgrade the works.

We really want to know what you think of our proposals for the Deephams Sewage Works Upgrade and we are holding an 8-week public consultation during February and March 2014. We will review the comments and other representations received during the consultation, as well as any new environmental and technical information that becomes available as the project progresses, and revise our plans to take account of this feedback where we can. We plan to submit our planning application for permission to build the upgrade to the London Borough of Enfield in summer 2014. To find out more about our proposals to upgrade Deephams Sewage Works and how to have your say, visit our Deephams website –

Up to the challenge

Above Matt Taylor, Paul Lemar, John Hughes and Rupert Wood.

With a £1.5 billion masterplan in place for Meridian Water – one of the largest opportunity sites in the capital – Enfield Council’s ambition is to deliver 5,000 homes and 3,000 jobs in the Upper Lee Valley. Large schemes bring big challenges, so as the council approaches the first phases of implementation, Opportunity Enfield brought together council decision-makers with a panel of experts to share good practice and consider what lessons can be learned from other major projects. Edited by Kirsty MacAulay, photography by Sharron Wallace

From right Councillor Del Goddard, Neil Rousell, David Keirle, Stephen Hockaday, Caroline Pennock, Eamon O’Malley, Richard Fagg, Toby Fox, Steve Douglas (out of shot), Rupert Wood, John Hughes, Paul Lemar, Matt Taylor, and Sam Blake.

31 Round table Issue 4 Spring 2014

Round table Key speakers DG Cllr Del Goddard, cabinet member for business and regeneration, Enfield Council NR Neil Rousell, director of regeneration, leisure and culture, Enfield Council DK David Keirle, chairman, KSS Design Group SH Stephen Hockaday, business development director, Laing O’Rourke CP Caroline Pennock, development director, Newlon Housing Trust EO Eamon O’Malley, director, Mulalley and Co RF Richard Fagg, London and south east director, Bouygues Development TF Toby Fox, managing director, 3Fox International NI Neil Impiazzi, partnerships development manager, SEGRO SD Steve Douglas, partner, Altair RW Rupert Wood, regional director, northern Home Counties, St Modwen JH John Hughes, development director, Notting Hill Housing PL Paul Lemar, planning director, Fairview New Homes MT Matt Taylor, head of land, Barratt North London SB Sam Blake, director of development and residential consulting at BNP Paribas Real Estate UK

32 Round table Opportunity Enfield

SETTING THE SCENE Neil Rousell, Enfield Council Meridian Water: The Meridian Water masterplan is about creating new neighbourhoods. To support our residents, the council is clear that we need to rebalance and create new communities – not just buildings, it’s also about creating the social and economic structure around regeneration activities in Enfield. The site: The site is 85 hectares with two sitting tenants, IKEA and Tesco, and on the eastern side the opportunity to rethink some of the industrial space. We’ve got major developments in the northern section, where we’re looking at the redesign of the industrial estates, which will see rejuvenation of the second-largest industrial corridor in London – some of it is very new but we’re looking to completely rejuvenate the older stock. Infrastructure: We also have the opportunity to create a decentralised energy network (DEN) servicing Meridian Water, as well as the whole industrial corridor. The DEN is a real boost to this area – we’re rapidly progressing it through a special purpose vehicle with the Greater London Authority (GLA). The feasibility study says it’s viable and, potentially, could create a 45km network.

Connectivity: In terms of connectivity, we’ve been working to create a situation where we can have a new railway on the western side of the development. GLA and Network Rail have confirmed £74 million for that third railway, providing a metro-style service with four trains an hour, to be completed in 2017, to Stratford International station and linking to Tottenham Hale, with access to Stansted Airport. Context: The development sits within the Opportunity Area Planning Framework (OAPF) so the mayor is very keen to work with us. It also sits within the LondonCambridge consortium area, which is a real opportunity for investment. This is a continuation of the Olympic developments in the Lower Lee Valley. Residential: We’re looking for 5,000 homes to attract a vibrant mix of people who want to stay and create a community, aiming for 60% private and 40% affordable. Facilities: There will be community, leisure and health facilities. We’re also looking at some live-work units to attract professionals – maybe architects, artists, a variety of people. We will also look to revamp the industrial estate to open up opportunity for the biomedical, life science and new knowledge industries.

EDITED HIGHLIGHTS FROM THE DISCUSSION “We’re looking for 5,000 homes to attract a vibrant mix of people who want to stay and create a community”

DG The detail of Meridian Water is only part of what we’re talking about – the important thing is how can we make it work for everybody. SH In terms of phasing and getting the physical infrastructure in place, how much have you looked at that? You’ve got a very well contained plot here, and if this becomes a huge construction site you could lose people round the outside of it, just not wanting to be there. NR We’ve looked very closely at how we phase it. We are looking to have lower-rise homes behind existing low-rise homes in Edmonton, building up towards the railway. The masterplan is a framework, and very often frameworks will change as the development comes. We will be looking for innovation from architects. SH If you put everything in there up front, it’s obviously a much more cost-effective way of doing it and minimising disruption, but then you’re paying your infrastructure

costs upfront. It’s a question of balance, but if you’ve got it all planned, you can then work it against cashflow as you go through it. PL There’s quite a swathe of the site where IKEA and Tesco are involved – are they are on board? NR We do need to make sure everybody’s on board and we have been working closely with landowners. With regards to site ownership we have some National Grid land, Tesco, IKEA and we also have Dwyers in the centre. Everyone has been positive towards our plans. MT Obviously delivery of the first phase is going to be important. What’s the council’s role going to be? NR We are prepared to invest, if necessary, throughout the site – we’d be prepared to CPO as well. We will use the full range of our powers to bring this forward.

Right Cllr Del Goddard, who chaired the round table discussion. Left David Keirle, Stephen Hockaday, Caroline Pennock and Richard Fagg.

33 Round table Issue 4 Spring 2014

“We have 200,000 people go through that shopping centre a week, which most shopping centre owners would give their eye teeth for”

DK The one thing you do need is certainty. It’s more about the difference between planning on a micro scale (from the local authority’s point of view) and the macro scale, and the differences that can bring, dare I say – if one or two councillors are not on message – it can be quite frustrating. With regards to certainty the mayor has been onside from day one. The other point I was going to make briefly was about connectivity – because public transport here is absolutely essential. SD The improvements in transport links will also be key to ensuring the new neighbourhood is not isolated, either from other parts of Enfield or from the rest of London.

Below Paul Lemar (left) and John Hughes. Right Steve Douglas (left), Neil Impiazzi, Toby Fox and Richard Fagg.

DG The GLA is on board. And, in terms of planning committee, there wouldn’t be any major issues because it’s a crossparty scheme. It doesn’t give total certainty, but it provides a lot more certainty. RW We own Edmonton Green shopping centre, which we’ve had since 1999, and it has been a very good project, both commercially but, more importantly, from the social point of view. Edmonton is starting to find its feet again. There’s a community hub at Edmonton Green, where we’ve provided a new leisure centre and PCT [NHS primary care trust]. In fact, there’s 100% affordable housing, which went extremely well in the first phase of the scheme. We have 200,000 people go through that shopping centre a week, which most shopping centre owners would give their eye teeth for, except the people that go through don’t necessarily have the discretionary spend that I think the council and ourselves and everybody else there would like to see. It’s created momentum for improvement in Edmonton. The masterplan is an excellent framework of being able to say, ‘this is what we can do’. NR Our colleagues from BNP Paribas did the financial analysis and picked up the cost of The Causeway. The authority is very clear that we invest in that, because it’s important for the site, to open it up. The Causeway will run up to Edmonton Green through a disused railway line, which will open up the Green retail shopping experience, which is five or six minutes from the Meridian Water development, through that link. We are prepared to invest in putting some of that infrastructure in and, over time, we will recover that money. DG The sequential test on retail is written into all of our planning policy, so not only Edmonton Green must be the first port of call – there’s no major retail expansion on Meridian Water. Its relationship is to Edmonton Green and also back into Tottenham, where you have retail, and on Fore Street. That provides the retail connectivity. JH It’s a good plan and your idea about starting in the west seems very sensible. You’ve got the existing residential community to build upon to create a neighbourhood feel, and you’re bringing in the infrastructure early as well and, most importantly, I think the land ownership is easier to resolve, because you’ve got quite a lot of it under your control. It sounds pretty do-able. The issue of affordable versus private, I’m not too concerned about, in this location. Certainly in the early stages, the values between affordable and private won’t

34 Round table Opportunity Enfield

Round table Key speakers DG Cllr Del Goddard, cabinet member for business and regeneration, Enfield Council NR Neil Rousell, director of regeneration, leisure and culture, Enfield Council DK David Keirle, chairman, KSS Design Group SH Stephen Hockaday, business development director, Laing O’Rourke CP Caroline Pennock, development director, Newlon Housing Trust EO Eamon O’Malley, director, Mulalley and Co RF Richard Fagg, London and south east director, Bouygues Development TF Toby Fox, managing director, 3Fox International

be that different. You’re more likely to get a housing association investing so a high percentage mix is probably a good thing for whoever wants to develop it. TF What’s the timescale for the whole scheme? NR The initial timescale is by 2017. We’ve got the ability to cater for the professional market as well, because we’re going to want people to travel into London from the train station. The mayor’s expecting to see that happen by 2017. The rest of the site will come across in phases, but we want to be complete and out of the site by 2025/26. TF Can you outline the land uses across the site? NR The residential development is the first phase. We’ve got a strip of existing properties with the new Causeway between the two. Residential is down the side of the waterway. We’re looking to maximise the waterside development on both sides. Some of the industrial area round the eastern edge

will be completely redeveloped round more of a businesspark style, with varying sizes of units. Overlooking the reservoirs you can look right down the Lee Valley into central London, and we want to maximise the ability to put some height there, to attract higher-end residents to balance the community. We’re looking for the waterway to be a key feature of this site and we will soon have a hotel and some new business units that SEGRO are putting in. DG An important element of our vision of the future is the relationship between the employment opportunities within the area and residents. The question is whether we can create conditions which are good for SMEs and individual employers, as well as something larger, which is going to increase employment levels, so we’re getting more skills and different skill sets, tackling the disposable income aspect that Rupert raised. RF If you start with a vision, wouldn’t we all love to be much closer to the water and away from those harder, urban edges? If you’re going to differentiate yourself from everything else that’s going on in and around London.

NI Neil Impiazzi, partnerships development manager, SEGRO SD Steve Douglas, partner, Altair RW Rupert Wood, regional director, northern Home Counties, St Modwen JH John Hughes, development director, Notting Hill Housing PL Paul Lemar, planning director, Fairview New Homes MT Matt Taylor, head of land, Barratt North London SB Sam Blake, director of development and residential consulting at BNP Paribas Real Estate UK

35 Round table Issue 4 Spring 2014

Round table Key speakers DG Cllr Del Goddard, cabinet member for business and regeneration, Enfield Council NR Neil Rousell, director of regeneration, leisure and culture, Enfield Council DK David Keirle, chairman, KSS Design Group SH Stephen Hockaday, business development director, Laing O’Rourke CP Caroline Pennock, development director, Newlon Housing Trust EO Eamon O’Malley, director, Mulalley and Co RF Richard Fagg, London and south east director, Bouygues Development TF Toby Fox, managing director, 3Fox International NI Neil Impiazzi, partnerships development manager, SEGRO SD Steve Douglas, partner, Altair RW Rupert Wood, regional director, northern Home Counties, St Modwen JH John Hughes, development director, Notting Hill Housing PL Paul Lemar, planning director, Fairview New Homes MT Matt Taylor, head of land, Barratt North London SB Sam Blake, director of development and residential consulting at BNP Paribas Real Estate UK

36 Round table Opportunity Enfield

DG Are you saying that the residential should be more to the east? And how do we actually get that fusion as you move east along The Causeway? DK One of the difficulties you’re going to have is the number of times you can cross the canal. It’s very difficult to get people into this area, particularly in cars – the North Circular, especially at peak times, is really struggling. I think the sandwiching of the residential in the middle is probably due to how available that land is, rather than how available the land to the east is. But with the views over the reservoirs it’s a very pleasant place to live – those views looking down the valley are stunning. Living here is going to be about picking it as a nice place to live. SB Food supply, particularly over the life of this scheme, is going to be quite important, especially for new communities. NR Absolutely. We have a market gardening development, which the council is investing in over the next five to seven

years. A commercial glasshouse, which will re-establish market gardening in Enfield. And there’s a community-growing scheme, which is looking to link in with producing food within deprived communities, but also supporting communities through box schemes. And the third element is making sure we’ve got enough space for employment within this area. But the market gardening development will offer 800 to 1,000 jobs, and we’re looking to create that whole food-growing culture across Enfield. NI Do you believe that will create value? It will deliver on the authority’s socio-economic objectives, but do you believe it will create value? There is always this challenge around what we actually want to do, which is create value, reduce cost and extract value. NR We do, but of course we’ve got to deliver here on a variety of competing interests. The Lee Valley Authority would like to see the park re-established and opened up. We would like to see that, and our social benefit developments are something we want to bring into this, as well as creating jobs. We think we have the blend right,

Above Richard Fagg, regional director for London and the south-east, Bouygues Development. Far right Rupert Wood, regional director for the northern Home Counties at St Modwen.

but you guys will tell us over the next few years whether it is, and what would benefit and create the best value out of this site. PL It comes back to what would be the catalyst. And for us it would be solving the fact that you can’t get in or out of the area, either on the roads or by rail. It sounds like you’re going a long way to dealing with those elements but until they’re in place – it’s difficult. TF What’s going into the transport hub? NR It’ll be a railway and bus hub. Many of the buses go through the A406 and we’re looking to divert them through the site to the new bus hub. TF Have you got bus routes going east-west?

“The bus station we put in at Edmonton Green is one of the top ten busiest bus stations in London”

DG Bus routes across The Causeway – it’s not accessible to cars, just buses. One of the things one has to make a judgment on is the shift in usage of cars by younger people. Is Meridian Water going to be closer to an urban

pattern, evidenced from the shared ownership schemes which have appeared in Enfield? JH It’s what that neighbourhood is that is difficult to grasp. We’re all pretty familiar with redevelopment and bringing life back into town centres but what’s pretty unusual is a mix of residential and commercial. How does that work? Who develops it? Who takes that risk? And for a developer that’s a lot to not really have any certainty about how successful it’s going to be. DK We’ve always had the Victoria line here. But if Meridian Water’s not going to have that ease of connectivity it has to be an environment, a development, where people say: ‘It’s affordable, I’m going to get a great place to live and I’ll start a family there.’ Otherwise it just becomes another transitory place that you go in, buy and move out when you can afford to. One of the challenges here is going to be what’s commercial (and the traffic that’s going to generate) and what’s residential (and the quality of the environment you can produce) – the balance between residential and commercial, and how that works together, which is very challenging.

37 Round table Issue 4 Spring 2014

Right Steve Douglas, partner at Altair. Below right Sam Blake, Matt Taylor, Paul Lemar, John Hughes, Rupert Wood, Steve Douglas and Neil Impiazzi.

“As an aspirational plan it’s absolutely right, but it comes back to the realisation of what value you’re actually going to take out of it”

NR Don’t forget, we’re talking about four trains an hour at the moment and Crossrail coming through here as well. Crossrail would bring ten trains an hour. RW The bus station we put in at Edmonton Green is one of the top ten busiest bus stations in London. Suddenly there are people coming in and out of the area and starting to see it as a safer place to live. You’ve got to try and build that profile. It doesn’t happen overnight, because you don’t own the land to be able to do it, so you’ve got to do it in steps, but ensure that delivery keeps coming. NR If you get the story right and you get the development angle right, you can lift the values as you go. That is the challenge. SD It can be met if the council continues to be proactive in its approach to risk – sharing the costs and benefits of speeding up the development process, as well as capturing and recycling the longer term increases in value, which will come from the redevelopment. DK But one of the issues is that you’ve got to drive through light industrial, commercial sectors to get to the central

38 Round table Opportunity Enfield

residential area and all the challenges that go with that. To attract people it has to be very high quality. As an aspirational plan it’s absolutely right, but it comes back to the realisation of what value you’re actually going to take out of it, and whether that’s a financial value. NI I’m still unclear what kind of employers or businesses you would see being attracted here. One of the advantages I see is that there’s going to be easy access into London but would that just create a commuter location? And how do you attract and retain businesses into this location, as you have done to the north with the Eley industrial estate, which is a fairly hard manufacturing distribution location? NR As the Lee Valley develops, you’ve got Silicon Roundabout in the Shoreditch area, the Olympic Park and a whole variety of other things in connected areas. With the Malaysian university coming into the borough we’re looking to change the nature of that industrial corridor, bringing in green manufacturing, knowledge industries – biomedical, for example, and attracting new businesses which are not in Enfield at the moment. Several developers have come to us recently looking for quite large units for new manufacturing, units from 80,000 to 100,000sq ft – and we have several sites of this size available now.

We’re going to have to create a much better and different style of opportunity in that corner to embed residential and industrial together. That’s going to be our challenge, there’s no doubt about it. We need the collective brains around the table to come up with, in the future, the answers to some of the difficult challenges we face. But we’ve faced challenges before in Enfield – and we’ll overcome them.

“We’re looking to change the nature of that industrial corridor, bringing in green manufacturing, knowledge industries – biomedical, for example”

DG Looking back over the discussion, overall, we seem to have reached consensus around three main areas. Firstly, that the masterplan works, it sets out our aspirations for what we want to achieve and describes the opportunities in the area. Secondly, the local authority has had the confidence to invest in the site, which would attract developer confidence. Finally, we’re all of the view that Meridian Water is one of London’s major development areas with plenty of opportunities that will attract interest from investors and developers and build new communities in Enfield.

Round table Key speakers DG Cllr Del Goddard, cabinet member for business and regeneration, Enfield Council NR Neil Rousell, director of regeneration, leisure and culture, Enfield Council DK David Keirle, chairman, KSS Design Group SH Stephen Hockaday, business development director, Laing O’Rourke CP Caroline Pennock, development director, Newlon Housing Trust EO Eamon O’Malley, director, Mulalley and Co RF Richard Fagg, London and south east director, Bouygues Development TF Toby Fox, managing director, 3Fox International NI Neil Impiazzi, partnerships development manager, SEGRO SD Steve Douglas, partner, Altair RW Rupert Wood, regional director, northern Home Counties, St Modwen JH John Hughes, development director, Notting Hill Housing PL Paul Lemar, planning director, Fairview New Homes MT Matt Taylor, head of land, Barratt North London SB Sam Blake, director of development and residential consulting at BNP Paribas Real Estate UK

39 Round table Issue 4 Spring 2014

Building 21st Century Neighbourhoods for Enfield

Carterhatch Depot

Wilmer Way North Circular Road

More than 300 new homes Family houses New green open spaces

Coming in 2015 Telford Road North Circular Road

House proud Above Houses along the A406 were left derelict for years . . . Left . . . until in 2009, Notting Hill Housing and Enfield Council began a regeneration programme which has given these 1930s semis a new life as comfortable homes.

Driving along the North Circular Road, once popular 1930s semis and terraced groups were a blot on the streetscape, for years, an eyesore and a menace for those who lived nearby. But as residents move into bright new homes, this stretch of London’s famous orbital road has regained its dignity, as James Wood reports 41 North Circular Issue 4 Spring 2014

Few places in London have benefited from the level of ambition and resilience it took to transform dilapidated housing into desirable dwellings, as shown by the project to regenerate a notoriously blighted section of the North Circular Road – the A406 – in southern Enfield. Problems for this significant stretch are well known, and intensified over a period of many years, with continued uncertainty over the future of the Transport for London-owned (TfL) homes based there. Failed regeneration attempts, such as the abandoning of a road-widening project in the late nineties and subsequent wrangling between the then London mayor, Ken Livingstone and Enfield Council over the scale of plans for improvement, continued to inhibit progress. Crime and squatting became rife, as did the prevalence of boarded-up houses and litter-strewn gardens. Indecision continued to thwart the desirability of the area for potential new residents, who hesitated to move there. Uncertainty and blight prevailed until 2009 when the mayor of London and the Homes and Communities Agency agreed funding of £54.4 million to regenerate the homes, selecting Notting Hill Housing (NHH) as the chosen developer. This was swiftly followed by an announcement that NHH would be investing £35.6 million to refurbish

Right New homes on London’s busy orbital route – the A406, North Circular Road.

42 North Circular Opportunity Enfield

the derelict properties and planned to build new homes. A partnership between NHH and the council was formed and a residential improvement scheme to regenerate this stretch of the A406 began. In 2013, phase one of four was completed, bringing 257 vacant and derelict properties back into use and improving existing residents’ homes. Senior project manager at Notting Hill, Richard Pearce, says the refurbishment programme has already delivered great improvement. “The project has kickstarted urban regeneration and will deliver social and economic growth,” he says. “Rubbish and hazardous waste – including asbestos – have been removed from derelict properties and gardens, which has made a big difference to the look and feel of the neighbourhood. “We recognise that the years of neglect have affected the area, which, along with a lack of clarity over local highways schemes, has contributed to a feeling of community disempowerment. “Our objective is to ensure that the local community not only understands the vision for a regenerated North Circular Road, but also has the opportunity to be involved in realising that vision.” The local police have noticed a significant reduction in crime.

“The project has kickstarted urban regeneration and will deliver social and economic growth”

Sergeant Lorna Taylor, of the Safer Neighbourhood Team, says: “Seeing the whole area looking so much better after so many years has to be one of the highlights of my career.” The plans don’t stop there, with work now under way on phase two, which will see 55 homes built over the course of the next year. Phase three is on schedule for completion by the end of 2015 and will see a further 243 homes rising from the ground on large new-build sites. The final phase is perhaps the most ambitious and includes the regeneration of Bowes Road, Ritz Parade and the junction of Green Lanes and the North Circular Road, including the provision of neighbourhood facilities, as well as new housing. Pearce says: “In terms of phase four, we aren’t yet able to confirm when this will be completed as there are no firm proposals. “As with all complex regeneration schemes, longterm aspirations will take time to achieve. However, the aim is to complete the delivery of this residential-led regeneration by the year 2025.” The scheme will provide a mix of affordable rent, market rent, shared ownership and private sale homes. A key element to the project for Enfield Council is to tie housing to its social economic aspirations.

Councillor Ahmet Oykener, cabinet member for housing, says: “As the regeneration proceeds the area is becoming environmentally cleaner; safer for families and pleasant for the community. “Our vision is to build stronger communities through good housing; consultation with residents and promoting the growing opportunities that come through this development to create conditions for improving health and prosperity.” The project will provide increased choice of quality housing, more secure homes with reduced crime rates locally, and is predicted to attract a diverse range of new residents to the borough. Regenerating this section of the A406 has presented a unique challenge for Notting Hill Housing, says Pearce, the route being what he classifies as “effectively an urban motorway”, but he says the scheme has the potential to translate to other busy roadside areas. “The physical location of many of the sites presents challenges,” he says. “But it also offers opportunities to enhance the local environment. This is typical of many other regions of London where these principles could be adopted to achieve regeneration.” The council and Notting Hill Housing have been in close and regular communication with residents of the

Right Before and after – from derelict wreck to desirable home.

43 North Circular Issue 4 Spring 2014

North Circular

North Circular and are collaborating closely to deliver a “well-designed, accessible and pleasant environment in this part of the borough”. Oykener says: “For some 40 years houses along the North Circular Road had become blighted, attracting antisocial behaviour; overcrowding and rubbish. There was a sense that it would never change. “Our partnership with Notting Hill Housing and TfL has resulted in a real turnaround and our plans are taking shape.” As new residents move into high quality homes in a swathe of Enfield once forgotten, this southern part of the borough finally has a scheme that is predicted to have a significant impact in establishing a new community.

44 North Circular Opportunity Enfield

Notting Hill Housing and Enfield Council are investing £30 million to refurbish and build homes along the A406 section of the North Circular Road

EcoPark Evolution in Enfield The LondonWaste EcoPark in Edmonton N18 plays a vital role in Enfield, as a key service provider; LondonWaste Ltd is contracted by the North London Waste Authority (NLWA) to provide waste services for its seven constituent boroughs (Enfield, Barnet, Camden, Hackney, Haringey, Islington, and Waltham Forest). The company also operates a number of Household Waste Recycling Centres together with a transport contract. As a major employer of people with a range of skills, the company remains committed and expert in delivering a cost effective valuable service to the community. The company largely employs local people through involvement with job centres, agencies and, via long-term links with schools, apprentice schemes and further education, helps to prepare young people and adults for employment. The EcoPark is an important site of industrial land around 15 hectares in size and houses a number of waste management centres, primarily composting, recycling and energy recovery. The plans for new waste infrastructure will bring investment for fresh recycling and waste services over the next thirty years and will create new job opportunities. Rest assured that in the meantime waste and recyclables collected from the seven constituent boroughs will continue to be delivered to LondonWaste for treatment, separation, recycling and composting. Giving back Our successes are shared in a number of ways. By using rubbish as a resource we are able to give dividends to our sole shareholder the North London


Tel: 020 8884 5525 Advent Way, London N18 3AG

Waste Authority, support local mayor’s charities, assist schools and colleges as well as a variety of community groups. We also share our matured compost and host regular “EcoPark” tours. The Energy Centre exports eighty-five percent of the electricity it generates to the National Grid, which is enough to power 72,000 homes as well as all the other centres in the EcoPark. The Compost Centre produces a highquality compost which can then be used in agriculture, local allotments, parks and gardens. Up to 45,000 tonnes of organic waste a year is saved from going to landfill sites. Over 6 ½ million tonnes of black bag waste has been diverted from landfill from 2000 – 2013. Improvement plans will ensure that these essential public-services continue well into the future

London Borough of


Sitematch site – Meridian Water Meridian Water is one of London’s key development opportunities. The £1.5 billion redevelopment is set to cover 85 hectares and provide up to 5,000 new homes and 3,000 jobs. The area is nestled between Edmonton town centre and the Lee Valley and offers great connections to central London, the M25 and Stansted Airport. In July 2013, Enfield Council adopted the Meridian Water Masterplan, which has already inspired several workstreams. Atkins has been appointed and work has started to design an integrated rail and bus transport hub at Angel Road, combining four-trains-per-hour rail with bus services to provide better access for future businesses and residents. The station will be completed in 2017. Halcrow has also been appointed to undertake the detailed design of The Causeway, the new pedestrian and cycle friendly route to be built through the site. The project aims to transform the “accessibility and permeability” of Meridian Water, creating a revitalised

east to west route through the heart of the area and link to Edmonton and Central Leeside. The first phase will be on Glover Drive between IKEA and Tesco stores. The quality of the public realm here is expected to set the tone for the future development of Meridian Water. The council is currently engaged in early strategic land purchases, to provide greater certainty over delivery timescales for Meridian Water. In particular the council is working to ensure residential development is co-ordinated with significant rail infrastructure improvements and investment in education. The current plan is to begin the delivery of new homes to the west of the masterplan area. Other key projects include a new £8 million primary school and a £14 million decentralised energy network. Enfield Council representatives will attend the next Sitematch London event on 2 April 2014 at The Shard to discuss opportunities with attending developers.

Left The first phase of the Meridian Water development will be between IKEA and the Tesco supermarket.

46 Sitematch Opportunity Enfield

Opportunity Enfield partners group Joining together to support Enfield

Derrick Wade Waters Gerry Wade Glenny Paul Aylott Macmillan The National Autistic Society SEGRO Lauren Connolly Warburtons Craig Morris

For more information about these companies, visit

urban regeneration with excellence... ...consideration and care built in

Building and regenerating homes and communities throughout London help make it a great place to live and work Mulalley Teresa Gavin House, Woodford Avenue, Woodford Green, Essex, IG8 8FA Telephone: 020 8551 9999 Email: Website:

Opportunity Enfield #4  

Opportunity Enfield is a business publication publicising the work of regeneration organisations in the borough.

Opportunity Enfield #4  

Opportunity Enfield is a business publication publicising the work of regeneration organisations in the borough.