ENFIELD The regeneration of Enfield
SONY’S SMART MOVE £2 BILLION INVESTMENT
EXPORT EXPERTS ENFIELD UNPLUGGED
JOINT EFFORT OFFICE GOSSIP
Summer 2013 Issue Three
Opportunity in Enfield...
We’re there! VIEW
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19 Unlocking development Clarity, ambition and pragmatism combine to open up Enfield’s considerable development potential.
23 Training Leading local college equips residents with skills for employment in construction.
24 Map What’s happening where – a key to the main 05 News An update on what’s happening in regeneration around Enfield.
09 Corporate social responsibility Offering mutual benefits in difficult economic times, CSR relationships are becoming increasingly important to local authorities. We look at a link-up bringing savings, jobs and green skills to the borough.
12 Relocation Enfield’s speedy road and train links have helped create an unrivalled record in attracting businesses – including scores of major nationals.
developments in Enfield.
28 Projects A detailed round-up of the borough’s £2 billion investment opportunity.
37 Made in Enfield A look at Enfield’s firms grabbing a piece of the huge export market.
42 Commercial space We get the latest on Enfield’s thriving commercial spaces market from some of the borough’s major agents.
47 Sitematch Key facts on Enfield sites.
ENFIELD For contacts and feedback visit: opportunityenfield.com Published on behalf of:
Enfield Council, Civic Centre, Silver Street, Enfield EN1 3XY enfield.gov.uk 020 8379 1000 Director of regeneration, leisure and culture: Neil Rousell email@example.com
Published by: 375 Kennington Lane, London SE11 5QY 3foxinternational.com 020 7978 6840 Editorial director: Siobhán Crozier Contributing editors: Sarah Herbert, Lucy Purdy Designer: Smallfury Design Head of design: Rachael Schofield Divisional director of business development: Paul Gussar Business development manager: Sophie Gosling Production assistant: Joe Davies Office manager: Sue Mapara Subscriptions manager: Simon Maxwell Managing director: Toby Fox Printed by: Wyndeham Grange
Images: Enfield Council, David Tothill, Dan Davies Photography, Emperor Vision, ThinkBDW Ltd, Richard Ecclestone/Sony DADC, AMS Acoustics, Metaswitch Networks, the College of Haringey, Enfield and North East London © 3Fox International Limited 2013. 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.
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Enfield Council has succeeded in securing a commitment to invest £74 million in improved rail services. This will result in four trains per hour running between Stratford and Angel Road stations. The investment will be funded by the mayor of London and Network Rail – and represents a critical stage in supporting the progress of the £1.3 billion Meridian Water development, opening the possibility of building 5,000 new homes and creating 3,000 new jobs when it is complete. The improved services, now included in Network Rail’s strategic rail business plan, are expected to be in operation on the line by the end of 2017.
Councillor Del Goddard, cabinet member for business and regeneration, said: “Enfield Council and its partners realised excellent rail links are a fundamental requirement if our ambitious plans to provide thousands of homes and jobs in our borough and beyond are to be delivered. We have lobbied hard to attract more than £74 million from Network Rail and the GLA. Goddard continued: “The regeneration of the Lee Valley will play a major role in boosting business as a whole – and this improvement to infrastructure will play an absolutely vital role in helping to provide an estimated £10.7 billion boost to the UK economy by 2031.”
SWEET SMELL OF SUCCESS Thames Water proposes a major upgrade to Deephams Sewage Works, which will serve the Meridian Water development, forming a key part of the infrastructure for the scheme. The project will expand the facility, improving sewage treatment, while continuing to treat the 209,000 cubic metres of sewage that arrives daily. This can increase to more than 1.3 million cubic metres during heavy rainfall – enough to fill 520 Olympic swimming pools.
Enfield Council has been awarded £85,000 to improve two public open spaces in Edmonton. The funds, from the mayor of London’s Pocket Parks Programme, will cover upgrade work at Albany Park in Hertford Road, and see the creation of a new park on a derelict site near Angel Road station, as part of the Meridian Water masterplan. An Enfield Council spokesperson said the work at Albany Park would include a new games area that would be linked to the leisure centre, and improved access to the park from Hertford Road in a bid to “kick-start the regeneration of the area”. Meanwhile, Angel Gardens, in Rays Road – a new park – will feature a community garden, an outdoor gym, and pedestrian links between the station and homes. The Pocket Parks initiative targets the creation or redevelopment of small spaces – of 0.4-ha or less – for delivery by March 2015.
£74 MILLION RAIL UPGRADE OPENS UP MERIDIAN WATER
CASH FOR POCKET PARKS
ELECTRIC QUARTER SWITCHED ON
Outline plans for the Electric Quarter, a core part of the regeneration of Ponders End, were approved by the London mayor in February. The proposals form part of Enfield Council’s £270 million investment programme which aims to provide high quality homes, jobs and a thriving high street for Ponders End residents over the next decade. The high street frontage is earmarked for Ponders End Library and new retail units. The old police station will be demolished and part of the high street opened up. The application, which will create up to 408 homes on the site and new shops on Ponders End High Street, is based on a masterplan by Karakusevic Carson Architects with Maccreanor Lavington architects and architecture, landscape and urban design practice, East. The Electric Quarter is named in honour of Joseph Swan, who helped invent the lightbulb and whose company, Ediswan, had a factory in Ponders End. Work on the scheme is expected to start in the third quarter of 2014.
CONSULTATION ON CIL
ENFIELD BASE SCORES WITH SPURS
Spurs players tweeted their delight when moving to the club’s new training facilities in Bulls Cross, Enfield. Aaron Lennon wrote: “Just left the new training ground and all I can say is wow!” Defender Kyle Walker tweeted: “Just got to the new training ground and it’s the best I have ever seen.”
The training ground has 11 outdoor pitches and a two-storey training centre designed around an artificial indoor pitch, with a gym, swimming pool, medical facilities, learning and media centres, dressing rooms and a canteen. The entire complex stretches over 27 hectares.
Enfield Council is consulting residents and businesses on its Community Infrastructure Levy (CIL) to help fund the development of new schools, roads and parks. Under the proposals, due to be implemented by April 2015, developers would be asked to pay between £40 and £120 per square metre for new housing developments depending on their location. Financial and professional services, restaurants, cafes and pubs would attract a CIL of £60 per square metre, with betting shops and takeaways charged £85 per square metre. Development such as offices, industrial units, leisure facilities and community buildings would not pay a fee. The new charging regime, which councils can adopt to largely replace Section 106 agreements, is intended to be a “fairer, faster and more transparent” system. Councillor Del Goddard, Enfield’s business and regeneration lead, said “We’re not ashamed to admit we’re using this scheme as a way of encouraging business to come and set up in Enfield and help create an even more dynamic economy for the borough.”
NEW SOUTHGATE TAKES THE HIGH ROAD Regeneration work to improve the look and feel of New Southgate has entered its second phase, which will see trees planted and pavements resurfaced on the High Road. Part of the Take the High Road programme, the work will also see the creation of new cycling and walking links connecting High Road with Friern Barnet Road through the
High View Estate. Additionally, an outdoor gym and playground for young children will be installed at High Road Open Space. The first phase of the Take the High Road project saw improvements to the Red Brick Estate, including the lowering of high brick walls and the blocking off of disused alleyways.
GONGS SOUND FOR MERIDIAN WATER The £1.3 billion Meridian Water project, masterplanned for Enfield Council by LDA Design, was shortlisted for the New London Awards 2012 by a panel of expert assessors and an international jury. The awards are run by New London Architecture (NLA), London’s Centre for the Built Environment, to recognise the capital’s best projects across all sectors, either completed within the past two years or on the drawing board. The schemes demonstrate the range of development activity in London and the wealth of design talent to be found within the capital. The first completed Meridian Water project, a converted church, has already been commended in the London Planning Awards. Dysons Road Community Hub was created by transforming St John’s church into a community centre and primary school. It was described by judges as an “inspirational response to the complex challenges of life in the city”. The Dysons Road Hub entry was jointly submitted by three partners: the Diocese of London, Enfield Council and Wilson Stephen Associates.
CONSENT FOR NORTH CIRCULAR SCHEMES Notting Hill Housing Trust has received planning permission for two developments that will create a total of 118 homes near the North Circular Road in Arnos Grove. In April, Enfield Council’s planning committee approved the demolition of 13 properties on land off Telford Road, to be replaced with 62 flats in a block six storeys high at its highest. Planning committee members also gave consent to a separate application to replace 10 properties off Bowes Road with a block of 42 flats, stepped up to six storeys, along with 14 mews houses.
ENFIELD INTERNATIONAL AT MIPIM In March, Enfield showcased its development potential at MIPIM, the investment conference in Cannes. Thanks to privatesector sponsorship organised by Opportunity Enfield publisher 3Fox International, the borough sent two representatives as part of a London-wide delegation, with mayor Boris Johnson and London Stansted Corridor Consortium chair Greg Clark. Councillor Del Goddard, (right), cabinet member for business and regeneration, said
the aim was to attract investment, create sustainable employment for residents, and boost growth in the local economy. “We are already home to huge multinational companies such as Sony and Coca-Cola,” said Goddard. “We are determined to attract more companies to Enfield to create jobs, wealth and opportunities for our residents. MIPIM gave us the chance to tap into a global audience and show the world what we can offer.”
Notting Hill project director Ken Barnett told councillors that the new developments would help satisfy Enfield’s need for 1,300 new homes, and that 40% of the housing on at least one of the sites would be designated “affordable”, split between rental and shared ownership. Consultation on Enfield Council’s North Circular Area Action Plan (NCAAP) was concluding as Opportunity Enfield went to press. The plan sets out the council’s approach to regeneration of the North Circular Road corridor between the A109 at Bounds Green and the A10 Great Cambridge Road.
Supporting regeneration in Enfield 8 NEIGHBOURHOODS
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.
Most people agreed that the upgrade should be built at the existing Deephams Sewage Works site. Reducing odour, noise, traffic and other disruption while we build the upgrade and operate the works, were the most important issues for the majority of respondents.
Upgrading Deephams Sewage Works
We plan to significantly reduce the current odour levels at Deephams Sewage Works for all local residents.
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. 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. Our preferred option is to build the upgrade at the existing Deephams Sewage Works site in Edmonton, and subject to planning permission, the main construction work is expected to start in 2015.
What you said
The feedback we received during our phase 1 public consultation, which ran from 4 July to 24 October 2012, showed that there is clear support for the need to upgrade Deephams Sewage Works.
This is likely to include controlling odour at the smelliest parts of the works – the primary treatment and sludge treatment stages of the sewage treatment process. We also need to make sure that our proposals provide the best value for money for all our customers who are paying for the upgrade. We will develop our proposals to reduce odour in more detail as the design of the upgrade progresses, and we will consult on these detailed proposals as part of our second phase of public consultation towards the end of 2013. The funding for these proposals will need to be approved by our economic regulator, Ofwat. To find out more about our proposals to upgrade Deephams Sewage Works, visit our Deephams website –
WARM FEELING An innovative joint project with British Gas is helping improve the energy efficiency of 1,000 council homes, writes Lucy Purdy
09 CORPORATE SOCIAL RESPONSIBILITY
nfield Council has learned lessons from previous large-scale developments. Regeneration is not just about building houses, it is about creating homes and neighbourhoods. Corporate social responsibility – large companies trying to solve social ills – has not always worked out entirely successfully, with broad objectives meaning there is little real impact on the ground. But our newly financially-straitened times have seen some big businesses invest in real social projects, with quick and tangible results. One such project is an innovative link-up between British Gas and Enfield Council to deliver a £10 million energy efficiency improvement programme in some 1,000 council homes across the borough. The project to reduce householders’ energy bills and help address fuel poverty should reduce residents’ fuel bills by around 40%, or £400 per year on average. A £3 million pilot scheme at Scott House, a 101-flat block in Edmonton (pictured), is under way, with double glazing, wall and roof insulation being installed, and the tower block’s oilpowered boiler switched to a more economical gas one. The second part of the project, with cash coming from British Gas’s Energy Company Obligation pot, launched at the end of May 2013. The programme is thought to be the first of this scale to be delivered by a ‘big six’ utility company and a London borough. Claire Williams, managing director of British Gas New Energy, says she feels proud of the new relationship. “This partnership will bring real local economic benefits including new jobs and new green skills. It is a great example of business and public sector working together.” Agreement came after months of negotiations between the council and British Gas, along with discussions stemming from the New Directions series of conferences, run by Enfield Council and the Centre for Research on Socio-Cultural Change, which presented pioneering ideas based around driving forward economic renewal. Enfield Council’s cabinet member for housing, Councillor Ahmet Oykener, describes the link-up as a “win/win” for the borough. “To have struck a deal with British Gas to deliver millions of pounds of investment and reduce residents' energy bills is superb. In partnership with big business we are reducing energy bills and making Enfield's homes warmer," he says. The British Gas investment is also being used as a spur to create jobs. The council is now helping local businesses position themselves to help install the energy efficiency improvements.
TEAMWORK: OTHER PARTNER OPPORTUNITIES Industrial abseiling company Avalon Pro is planning to locate its new insulation manufacturing facility in Enfield, creating up to 400 jobs. The ‘big six’ energy companies will soon be invited to bid to partner with Enfield Council through the Energy Company Obligation (ECO) – a scheme running alongside the government’s Green Deal. Already 15 construction SMEs have been supported to become accredited installers for the ECO in Enfield. As part of this procurement process the companies will be asked to pledge to recruit local residents and use local SMEs in their supply chains.
British Gas is supporting the development of a proposal for a University Technical College (UTC). Enfield businesses supporting the UTC and British Gas are being consulted by North London Chamber of Commerce about the scope of disciplines the school will focus on. British Gas also established Transform, a partnership with Global Action Plan and JobCentre Plus, to create up to 17 green jobs for local Neets (young people who are not in education, employment or training).
You can come up with statistics to prove anything. Forty per cent of all people know that.” This quip from Homer Simpson’s nineties heyday may have been a happy accident, but when it comes to the story of businesses in Enfield, the figures speak boldly to potential investors. More than 10,000 companies operate in the borough and the viability for recruitment in Enfield is such that 58% of the 90,000 jobs created by these businesses are filled by Enfield residents. Industry is key to the local economy. Global brands such as Coca-Cola and Ikea have operations in the borough, along with Britain’s leading bakery, Warburtons, and distribution centres for Iceland, ASDA and notably, Sony DADC. Tales of triumph over adversity are well worn – but the saga of the Sony DADC Distribution Centre (pictured left) is extraordinary and demonstrates the company’s resilience and its commitment to this borough. Managing director Natasha Tyrrell’s determination to reopen the production and distribution centre was realised in September 2012 – just one year after the building had been set ablaze amid civil disturbances which took place across England. ISG, the principal contractor for rebuilding the site, had completed the project in a timeframe that had never been achieved in the UK for a construction of the centre’s size. Today, it is two metres higher than the original structure and contains three floors stretching over 30,286sq m. David Cameron, the prime minister, in attendance at the reopening, said: “I want to commend Sony DADC for seeing the opportunity to rebuild an even better facility and for protecting the jobs of those employed here while they did it.” Having taken over at Sony DADC soon after the building was destroyed, it didn’t take long for Tyrrell to make the decision to retain the Enfield base. Why?
Large employers such as Coca-Cola, Warburtons, Sony DADC, Ardmore and Kelvin Hughes find a skilled workforce and excellent connectivity are good reasons to be based in Enfield – a destination for investment. James Wood reports
“The staff,” she says, without hesitation. “Without the dedication and passion shown, rebuilding the site would simply not have been possible. “It was the threat to people’s livelihoods after what happened in 2011 that really drew people together,” she continues. “I looked at the potential of brownfield and greenfield sites up and down the country for a few weeks after it happened, but it became clear that the dedication to the cause in Enfield meant there was only one choice. “When you’ve got staff ready to come in at two o’clock in the morning to offer assistance, you can’t ask for more.” Sony DADC has retained its entire Enfield workforce, with around 100 permanent and a fluid workforce of several hundred temporary staff, since work on the site began. “It was the collaborative approach that really mattered,” Tyrrell says. “It was giving people a vision about what we could achieve. It gave us a chance to look at what we wanted
to do and say ‘if we had a magic wand, what could we do?’” The enthusiasm for working at Sony DADC is palpable throughout the site. It is the attention to detail that is particularly notable. The result of hiring top interior design advisors and asking staff for their opinion about how the site should be designed, right down to the type of carpet that should be used in Sony DADC’s boardroom, has created a comfortable environment. “It feels like a real family business,” says Tyrrell. “It’s an image you would not necessarily associate with a global brand like Sony, but it’s a supportive environment and everyone is really dedicated to the cause.” After recently securing several new clients, Tyrrell is confident that the site will be filled within another year. “Being in Enfield makes the process of recruitment an easy one,” she says. Sony DADC is now offering work experience placements for young people from the nearby Oasis
“ WE SAW ENFIELD AS A COST EFFECTIVE LOCATION FOR THE BUSINESS TO GROW”
delivering high quality products and through the excellent connectivity it provides to its workforce. “We saw Enfield as a cost effective location for the business to grow. It is affordable, the infrastructure is in place and we can recruit people with the skills needed to export high quality, hi-tech products across the world.” The company is now forming links to local colleges and universities, hoping to engage the skills of young people within the borough. Gould says: “The local job market is good. We’re very keen on the idea of developing apprenticeship schemes and furthering our strong links to local colleges and universities. We can give students the necessary package to become fully trained, skilled workers – and the benefits for the company are extensive.” New businesses in Enfield have joined established firms such as Ardmore, which has been based in the borough for more than thirty years and has grown to be one of the largest privately owned design and build contractors in the UK. Operating from the Brimsdown industrial area, Ardmore acts as main contractor on schemes across the capital. The company has extensive logistics and manufacturing facilities in Brimsdown including stone, metal and joinery
15 BELOW LEFT: Ikea is one of many multinationals which has a base in Enfield. BOTTOM LEFT: Sony DADC offers work experience to students from the nearby Oasis Academy. BELOW: Sony DADC – rebuilt in record time by ISG.
Academy and has spun another positive out of 2011’s events by lending financial support to charity Kids Count, which offers a rehabilitation service for disaffected youths. Skills and employment are major factors for companies relocating to Enfield. Kelvin Hughes, one of the world’s leading suppliers of navigation and surveillance systems, moved its head offices from Ilford to Enfield in summer 2012. The locational benefits for the new purpose-built facility are significant: it is near Junction 25 of the M25, making it accessible to all transport hubs in the London Stansted corridor, which benefits from opportunities for regeneration and development arising from the Olympic legacy. A partnership of public and private sector organisations – the London Stansted Corridor Consortium (LSCC) – was set up to work closely with clusters of industries and supply chains, including hi-tech digital and biomedical to logistical, resource recovery and food manufacturing, with an agenda to promote the growth of existing companies and encourage new business throughout the area. Enfield’s accessibility also makes it a more than viable place for recruitment. Russell Gould, chief executive at Kelvin Hughes, says: “Being in London is beneficial for Kelvin Hughes in terms of
16 RELOCATION LEFT: Staff at Sony were consulted on how the new centre should be designed.
“PEOPLE COME TO THIS AREA BECAUSE IT WORKS FOR BUSINESS” workshops alongside a prefabricated pod factory. In addition to building several blocks of the Athletes’ Village in the Olympic Park, Ardmore also supplied the development with 2,500 bathroom pods, constructed offsite. The company was main contractor on the prestigious Corinthia Hotel London, which was winner of the best suite category in the European Hotel Design Awards in 2012. Ardmore is building residential developments that include student accommodation at Ravensbourne College of Design and Communication and a large-scale regeneration scheme for Notting Hill Housing Group, two projects which contribute to the employment of more than 2,000 people across the south of England. Enfield is the perfect base for the company, says Chris Langdon, Ardmore’s development director and construction ambassador for north London. “With over 30 major construction projects around London, Enfield’s direct access into the capital and surrounding motorway network gives us an efficient distribution network that enables us to service projects effectively.” As an active partner in Enfield’s Construction Sector Forum, Ardmore is committed to local employment, training and job creation. Having recently played a part in Enfield’s successful Apprentice 100 Club, an ambitious campaign with local businesses to create 100 new opportunities for apprentices in 100 days, Ardmore has developed an awardwinning apprenticeship programme for school leavers and adults getting started in the construction industry. The success of this programme is demonstrated by the 55 apprentices currently in training across Ardmore’s sites and workshops in Enfield and throughout London. The company routinely trains staff and sub-contractors and is
proud to have supported many people, both young and older, through their chosen field in 2012, where Ardmore’s staff carried out more than 1,000 person days of training. Enfield’s opportunity for growth also benefits from the London Stansted corridor, stretching out to Stansted Airport in Essex, and covering the City Fringe, the Olympic Park, Tech City, King’s Cross and out through the Upper Lee Valley, an area rich in opportunities for post-Olympic regeneration. The London Stansted Corridor Consortium (LSCC) a partnership of public and private organisations, was launched in June by cities minister Greg Clark MP, to work with clusters of industries and supply chains, including hi-tech digital and biomedical to logistical, resource recovery and food manufacturing. Major investment in construction and the green industries have been factors in Enfield’s recent regeneration projects and the borough has now been earmarked for investment in public transport, which is expected to boost land values. Huw Jones, chief executive of the North London Chamber of Commerce, says: “Combined with a strong local labour force and our excellent track record of attracting and retaining profitable businesses, including multinationals, Enfield has much to offer investors of all sizes. “We have some of the world’s best known companies such as Coca-Cola, Warburtons, Ikea and Johnson Matthey with bases in Enfield and as a borough with a track record for facilitating development and an excellent recent record of delivery, we’re becoming a major engine room of the capital.” Jones makes a strong case, backed up by the decisions of large employers. With each world-leading brand that secures a base here, it becomes clear that Enfield is a smart choice as a business location.
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93% of readers say these magazines influence their opinion of places to invest * Camberwell Changing streets – with community support, an urban neighbourhood’s reinvention is under way
Love Nunhead Businesses and residents work to renew this London village, retaining its character
Squares of Southwark Past, present, future – the public square, interpreted and adapted for contemporary living
Food and drink Epicurean treats from budget snacks to gourmet feasts – discover the borough’s culinary best
INWARD INVESTMENT MAGAZINE ISSUE TWO
From development to community Barking Riverside: coming to life Smart money: investors and developers on why they are here Culture venture: heritage, space and value on the riverside
southwark Issue 10 Summer 2013
Culture Take the tour of Southwark’s cultural gems, from world famous to profoundly quirky
COVENTRY+ WARWICKSHIRE MIRA: LEADING THE UK’S AUTOMOTIVE AND ENGINEERING RESEARCH
Barking and Dagenham
ON TRACK TO BRING MORE INVESTMENT TO THE REGION
GREEN SPACE & ACCOLADES
Award-winning NEO Bankside’s luxury development invents landscaped public spaces, linking Bankside to Tate Modern
Issue 2 2013
QUALITY OF LIFE
SIR PETER RIGBY
Family friendly – relocating executives find prestigious properties, high performing schools, world-class culture
Event central – concert audiences, conference attendees and business visitors boost the economy
Thriving town centres in Warwickshire and big brands swoop on Coventry, a changing retail picture
Captain of industry shares his businesss acumen, as chair of Coventry and Warwickshire Local Enterprise Partnership
LONDON’S HOTSPOT: EAST LONDON ISSUE THREE_2012
The regeneration magazine of the London borough of Ealing/issue 04/spring ‘13 EALING IN LONDON
ENFIELD The regeneration of Enfield
Summer 2013 Issue Three
GETTING NEARER: CROSSRAIL 2018 THE CITY TO EALING IN 18 MINUTES
issue 4 2013
SONY’S SMART MOVE £2 BILLION INVESTMENT
EXPORT EXPERTS ENFIELD UNPLUGGED
Connectivity, housing and meanwhile ...
3 Kreod – the new Greenwich landmark Tech City expands Siemens Crystal opens
issue seven: summer 2012
ISSUE 5 2013
winter edition_2012 bradfordmagazine.com
medway making history
Bradford THE INWARD INVESTMENT MAGAZINE
BRADFORD CLASSIC CAR SHOW MAJOR PROJECTS SMALL BEER, BIG BUSINESS
Newcastle’s regeneration magazine
Waves of change Peel’s Chatham Waters gathers pace Art start Medway’s burgeoning creative industries Made in Medway The business gurus driving growth A rate of knots Historic links fuel future development
A CITY CENTRE REDEFINED Heritage preserved – bringing out Bradford’s inner beauty HQ for the HQs – why the UK’s fastest growing city is the relocation destination for major companies
Inside: Hotels, Retail, Education, Scotswood, Byker, Science Central . . .
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19 UNLOCKING DEVELOPMENT
ABOVE: New development – Industrial units at the Advent Way scheme.
The challenging economic climate can cause many development sites to stall – yet investors remain keen to find opportunities. Councils can choose to smooth or block the process. In Enfield’s case, clarity around local priorities combines with a flexible, pragmatic approach, which succeeds in unlocking development and delivering jobs for local people. Colin Marrs finds out how
obody would pretend that the development environment continues to be anything but tough, five years after the credit crunch hit the property sector. However, despite severe cuts to its budget, Enfield Council is leading the way in using its powers and influence to assist developers in overcoming the barriers. Neil Rousell, director of regeneration, leisure and culture at the council, says it comes down to attitude. “Some councils are seen as being against growth, but we take the opposite approach,” he says. “In Enfield we welcome those who will create wealth and help grow the local economy.” This philosophy has borne fruit in recent months and years, with a variety of regeneration projects making the transition from drawing board to reality. A steadfast clarity of vision has proven key, feeding into all aspects of the council’s work, from employment and local supply chains – even to the energy from waste strategy. The most important way in which council planners can assist growth, he says, is through the Local Plan, which identifies the areas designated for particular types of development over a long period. Enfield adopted its plan, covering the period up to 2025, in 2010, and Rousell says: “Having an up-to-date plan is absolutely fundamental. Nobody wants to invest in a place if they are not sure where the council is coming from.” In exceptional cases, the council can be flexible about uses outlined in the development plan, where the authority’s view of a site’s use might differ from the developer’s, it will work towards a compromise which will deliver, for example, employment.
20 UNLOCKING DEVELOPMENT RIGHT: The 96-bedroom Premier Inn hotel at Advent Way. FAR RIGHT: The Highmead site in Upper Edmonton was assembled and cleared ready for development.
But the planning work doesn’t stop there. Hotspots which are seen as priorities for new development can be targeted by specific supplementary planning guidance (SPG). Enfield has identified five, including Ponders End and Meridian Water, all of which will have tailored planning documents. Rousell says: “The SPG takes policies set out in the Local Plan and relates them to particular areas giving developers and investors a clear framework within which to work.” Providing infrastructure – particularly transport schemes such as road and rail links – is crucial to getting schemes off the ground. And if there is no funding for infrastructure, then schemes can stall. Although councils may not hold all the funding powers necessary to bring forward these works, according to Rousell, they can play a key role in negotiating, lobbying for and co-ordinating infrastructure provision with the responsible bodies. In Enfield, the council has been successful in negotiating around £74 million from the Greater London Authority, Transport for London and Network Rail to help fund an extra rail track. This would allow regular services at Angel Road station – currently one of the quietest stations in the country with just two services a day. A further bid of £2.5 million will enable the transformation of the station. Rousell says: “Enfield Council and its partners realised excellent rail links are a fundamental requirement if our ambitious plans to provide thousands of homes and jobs at Meridian Water are to be delivered.” Councils are also able to raise their own funds for infrastructure provision through the application of
“This helps reduce the risk for developers – they have only to come on site and get going,” says Rousell. Where necessary, Enfield also uses powers of compulsory purchase to acquire priority sites for redevelopment. If attempts for a negotiated sale with the owner are unsuccessful, councils are able to force a sale, providing a viable plan is in place. In Upper Edmonton, Highmead – a block of flats with shops underneath – was considered to be a key regeneration site. The council assembled the site using its CPO powers, with residents and business relocated to alternative premises. The site was then cleared and an application for a new housing scheme granted in December last year. With schemes such as Meridian Water – which could provide up to 5,000 new homes and 3,000 jobs – coming out of the ground, Enfield’s approach is now paying dividends. Developers can approach Enfield Council with confidence, says Rousell: “A local authority corporately must be development friendly. We aim to be very friendly.”
“AN UP-TO-DATE PLAN IS ABSOLUTELY FUNDAMENTAL. NOBODY WANTS TO INVEST IN A PLACE IF THEY ARE NOT SURE WHERE THE COUNCIL IS COMING FROM”
21 UNLOCKING DEVELOPMENT
obligations on developers when planning permissionis granted. Enfield is currently in the early stages of moving away from complete reliance on the section 106 system, where such contributions are negotiated for each site and the infrastructure paid for has to relate to the development. The new Community Infrastructure Levy, which will largely replace section 106 agreements, will have fixed charges for different development types, with money going towards a list of borough-wide infrastructure priorities. Rousell says: “We have drawn up initial proposals for charges based on sound viability evidence. We want to encourage more development in Enfield, so we intend to apply charges that are reasonable, which will give developers the confidence to build.” As well as creating incentives to encourage investment, Enfield is using its powers to directly intervene to bring forward sites for development. The council is seeking to sell off many of its surplus sites, and has even undertaken the demolition of a building in the past, in order to enable a sale.
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Regeneration of neighbourhoods creates jobs, not least in the construction sector. With swathes of Enfield ready for development over the decades ahead – and the largest, Meridian Water promising 5,000 homes and 3,000 jobs – the employment potentital for local people is significant. Opportunity Enfield editor Siobhán Crozier finds the local college well prepared to equip them with the skills to succeed ABOVE: The College of Haringey, Enfield and North East London’s investment programme includes the development of its Enfield Centre.
mployers looking to relocate, expand or estabish a new business, cite the supply of skilled labour as one of the main factors in their decision on where to invest. Enfield is home to major employers, several of whom run apprecticeship schemes to train their workers, in conjunction with local colleges and other training providers. With the common aim of boosting the number of skilled workers, Enfield Council’s regeneration department and the North London Chamber of Commerce signed a pledge in July to “actively support local employment in the area,” specifically in the construction industry. One aim is to ensure that Enfield residents will be equipped with the relevant skills to secure jobs in huge regeneration projects, such as the £1.3 billion Meridian Water development in Edmonton. In July, the College of Haringey, Enfield and North East London hosted Enfield’s first jobs and careers fair tailored to the local construction industry. It was held at the college’s Enfield Centre, which is benefiting from an ongoing investment programme totalling around £13 million, to upgrade facilities for training the future labour force. Over 200 young people and adults attended the event to find out about more than 50 apprenticeship vacancies, including construction and related industries. The college has long established relationships with local employers, delivering vocational qualifications and training
to companies in the construction and building services sectors. They include Mulalley, Ardmore, United House and Lee Valley Estates, the developer of the £450 million Hale Village scheme at Tottenham Hale. Training in construction skills has been offered at the college’s Enfield Centre since 2010, with the range and level of qualifications expanding every year. Further development is under way on a new link building and includes the refurbishment of one of the main buildings on Hertford Road in Ponders End. The project will create 13 additional classrooms, state-of-the-art facilities and a more welcoming environment. College governors approved the £5 million project, following a successful application to the Skills Funding Agency for £1.1 million. Work will be completed during autumn 2013. Principal and chief executive, Paul Head, said: “This investment by the Skills Funding Agency will allow us to create a more welcoming and modern environment for our students and help us to equip them with the skills they need to develop a career. “When we surveyed employers last year, 100% of our construction employers were satisfied with the training delivered. We work with employers to get the right workforce skills to ensure they will be better positioned to be competitive and profitable.”
SKILLED TO BUILD
ENFIELD’S £2 BILLION
To Heathrow Airport
INVESTMENT OPPORTUNITY From a revitalised town centre in Edmonton Green to a major new neighbourhood at Meridian Water, Enfield is changing apace
24 PROJECTS OVERVIEW
PLANNED AND IN THE FUTURE
CURRENT AND IN PROGRESS
1 NEW SOUTHGATE AND LADDERSWOOD The Take The High Road and Ladderswood projects.
14 NEW RIVER HOUSE The conversion and extension of a vacant office building .
2 CAT HILL Residential development at the former university campus. 3 SOUTHGATE TOWN HALL To be turned into housing. 4 NEW AVENUE ESTATE Full redevelopment of the estate in Southgate.
SOUTH-EAST (SE) 5 MERIDIAN WATER Some 5,000 new homes, 3,000 jobs and schools will be created. 6 ADVENT WAY SEGRO has agreed a pre-let agreement with Premier Inn to build a hotel and restaurant. 7 HIGHMEAD £25 million of high quality housing, plus 1,092sq m of retail and commercial space. 8 EDMONTON GREEN A revitalised town centre with 1,065 new homes, youth and community centres and an improved station. 9 CENTRAL LEESIDE A major regeneration project with space for 15,900 homes, creating a potential 15,000 jobs.
NORTH-EAST (NE) 16 ELECTRIC QUARTER A flagship regeneration project on Ponders End High Street.
17 PONDERS END A transformed gateway to the Lee Valley Park.
18 ALMA ESTATE Complete redevelopment of the estate, providing up to 1,000 homes and a retail parade. 19 TESCO DISTRIBUTION CENTRE A major mixed-use scheme, built-to-suit Tesco Stores Ltd. 20 EDMONTON ECOPARK Set to provide the next generation of waste services. 21 JOINT SERVICE CENTRE Planned for Ordnance Road in Enfield Lock, including a library. 22 ACADEMY STREET Homes planned next to the new Oasis Academy Hadley. 23 OASIS ACADEMY HADLEY £28 million academy. 24 UPPER LEE VALLEY RAIL Project to improve transport links in the Lee Valley.
11 RAY’S ROAD An opportunity to create a new public park near Meridian Water.
13 UNITY HUB Custom-built youth hub.
15 LUMINA PARK A major development at the old General Electric site.
10 NORTH CIRCULAR Phase 1 shortlisted for the 2013 Housing Innovation Awards.
12 GREEN TOWERS Major refurbishment completed.
25 LEE VALLEY HEAT NETWORK Residents could see local waste processed into energy to heat Enfield homes.
MAP: Key regeneration sites in Enfield. More detailed profiles of 16 are on the following pages. For further information contact the Discover Enfield team: discover@ enfield.gov.uk, 020 8379 4514
To London Stansted Airport
EW A Y
F IE L D RD 0 - EN A 11
21 Enfield Lock
Bush Hill Park
Palmers Green Arnos Grove
1 A4 0
12 Edmo nton Green
RD L AR U C IR N. C
A1 0 - GREA T CA MB R I
To Gatwick Airport
DGE RO AD
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Opportunity Enfield partners group Joining together to support Enfield Derrick Wade Waters Mark Joslin email@example.com Glenny Paul Aylott firstname.lastname@example.org Ingleton Wood Andrew Shepherd email@example.com Macmillan macmillan.org.uk The National Autistic Society autism.org.uk
For more information about these companies, visit opportunityenfield.com/partners
ADVENT WAY (SE)
MERIDIAN WATER (SE)
28 PROJECT BY PROJECT
A development of 15 business units in Edmonton by industrial property developer SEGRO was due to start on site in July, with units expected to be complete by March 2014. The units range from 207sq m to 1,170sq m and are specifically targeted at businesses undertaking “last mile” urban distribution. The 2-ha site will also feature a fivestorey, 3,970sq m, 96-bedroom Premier Inn hotel, due to open its doors in May 2014. Owen Ellender, acquisition manager at Whitbread, owner of Premier Inn, said the Advent Way deal would support the revitalisation of an important north London trading estate and create around 35 jobs.
One of the capital’s largest regeneration and investment opportunities, and one of the UK’s biggest eco developments, is ready to go. The masterplan by LDA Design was set to be adopted in July 2013, after extensive public consultation, and will be used to guide decision-making throughout the delivery process. The £1.3 billion, 85-ha, mixed-use waterfront community – with up to 5,000 new homes, three new schools and community facilities, a new high street causeway and diverse parklands – will create up to 3,000 new jobs. Its riverside living will revitalise the valley’s waterways, improve parkland and recreational space and reconnect the area with the resources of the Lee Valley Regional Park. The first project on the scheme, Dysons Road community hub, was completed in 2012. Work is in progress transforming a derelict piece of industrial land on Rays Road into a new open space with outdoor gym facilities, that forms a direct link to Angel Road station. Meridian Water will also deliver improvements to public transport including an interchange linked to Angel Road station. Track improvements will enable a four train per hour-service at Angel Road station, and the station will be transformed, with new bus and cycle routes connected to the new building. The project will transform access to Meridian Water, connecting new and existing businesses, enabling new housing and community infrastructure and giving existing residents better access to employment, skills and learning opportunities both in London and the London Stansted Cambridge Corridor.
ABOVE LEFT: Meridian Water, Grande Canale view. ABOVE RIGHT: SEGRO will create 15 business units at Advent Way. BELOW RIGHT: Edmonton EcoPark. OPPOSITE TOP: Highmead in Edmonton. OPPOSITE RIGHT: Green Towers features a large community hall.
EDMONTON ECOPARK (SE) The North London Waste Authority’s EcoPark in Advent Way, Edmonton, deals with approximately 650,000 tonnes of waste and recycling each year and is the largest site of its kind in north London. Enfield Council’s planning brief for the EcoPark sets out new waste management facilities that would be suitable for the site. The brief explains what should happen when the existing incinerator is decommissioned in 2020 and how the redevelopment of the site can deliver hi-tech waste facilities, boosting local employment and providing a heat supply to 10,000 homes and more than 150 businesses.
HIGHMEAD (SE) Countryside Properties is developing the former Highmead council estate in Edmonton, working in partnership with Newlon Housing Trust, which will own and manage the affordable homes at the scheme. Designed by architect Hawkins Brown, the ÂŁ25 million development received a second planning consent from Enfield Council in December 2012 for 118 mixed tenure, residential properties, more than 1,000sq m of new retail space on Fore Street, a 700sq m medical centre and a community building on Alpha Road. Some 40% of the new homes will be affordable. The scheme will reach level 4 of the Code for Sustainable Homes. To de-risk the opportunity for the development sector the council secured vacant possession (and obtained CPO powers), undertook clearance of the site and demolition works and obtained a planning consent. The scheme started on site in March 2013 and the brand new homes are due for occupation in 2015.
29 PROJECT BY PROJECT
EDMONTON GREEN (SE) Edmonton Green remains one of the councilâ€™s top priorities for regeneration, as despite its location and wealth of historic buildings, it has been in physical and economic decline for many years. The masterplan went through an initial issues and options consultation in 2012. When complete, it will help manage the scale of change expected over the next few years, and guide planning decisions on such important matters as housing, employment, recreation, transport and energy. In the meantime, small projects are improving the lives of those who work, live or study in the area, with the refurbishment of Green Towers (see left), a new community centre, resurrection of the former town hall clock on the green, and, by spring 2014, there will also be new lifts to improve access to the station.
GREEN TOWERS (SE) This community centre in the heart of Edmonton Green Shopping Centre had a major facelift to create a modern, accessible and multi-purpose hire space. Thanks to substantial council investment, it now has a large community hall on the first floor to accommodate up to 150 people, with a flexible layout suitable for business fairs, conferences, seminars, social functions, wedding receptions or educational activities. There is also an adjoining kitchen.
Leading sustainable development in Enfield and on 20 other schemes across 11 London Boroughs Countryside Properties is a responsible developer of new homes and 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 are proud to be working with our partners Newlon Housing Trust, the London Borough of Enfield, local residents and businesses to regenerate Highmead and the prominent high street and for the provision of a much needed GP surgery in addition to new retail and affordable housing. For further information please visit: www.silverpointlondon.com www.countryside-properties-corporate.com
Computer generated image Indicative images from other Countryside Properties developments
Leading sustainable developments
31 PROJECT BY PROJECT
UNITY HUB (SE) Formerly known as the Craig Park Youth Centre, this striking new community facility offers 13 to 19-year-olds activities from music, dance and film to sport or even cooking. The £3.5 million project – largely funded by a grant from the government’s MyPlace programme – is now one of several such centres across the country. Young people from the youth centre have led the project, from deciding on how to spend the grant to choosing the architect (Curl la Tourelle Architects) from a Dragons’ Denstyle panel. Much of the original structure was retained – for historial and sustainability reasons – but extended, and wrapped in translucent cladding, illuminated at night by colourchanging LEDs. The new building has been shortlisted for a New London Architecture Award. THIS PAGE: Unity Hub is a gleaming new facility for 13 to 19-year-olds in the borough.
32 PROJECT BY PROJECT
The Ladderswood estate secured planning permission in February 2013 for its £100 million redevelopment, the first renewal scheme in the borough for more than 15 years. Mulalley and One Housing Group will provide a mixed-use scheme of 436 apartments and 81 houses (of mixed tenure), alongside a community facility, 80-bedroom hotel and commercial space. A new ‘energy centre’ replacing the existing district heating system will serve the development, providing both social and private properties with hot water for heating and washing. The New Southgate Industrial Estate will also be redeveloped. More than half of residents have moved out, and the scheme will start on site in autumn 2013, with the first residents moving in late 2014.
NEW SOUTHGATE (SW) The Take the High Road project, identified in the New Southgate masterplan as a high priority by residents, is well under way, improving the thoroughfare’s green spaces and public realm. The first phase of the project saw the safety of the Red Brick Estate improved, with tall brick walls lowered and disused alleyways blocked off. The second phase, which concentrated on improving open spaces, was completed in May 2013, with improvements including an outdoor gym, play equipment for eight-year-olds and younger, and lighting along new pathways to create a family-friendly environment. Design work for the next round of improvements, to the ‘Bombie’ – the Grove Road Open Space, is in progress with residents, and will go on site some time this year.
NEW AVENUE ESTATE (SW) This project will see demolition of blocks on the former Coverack Close estate, renamed by residents as New Avenue estate, which will be fully redeveloped. The current 163 units will be replaced by 275 new homes. Residents have been centrally involved in the design and planning of the scheme, choosing low rise building with heights varying from two and a half to six storeys. The council plans to select a developer before spring 2014, with tender information due to be advertised in summer 2013.
LEE VALLEY HEAT NETWORK Enfield Council and the Greater London Authority are working to deliver a decentralised energy network for the Lee Valley. The Lee Valley Heat Network (LVHN) would provide hot water and steam from energy generated for waste facilities and combined heat and power plants. The project would deliver cheap heating and hot water to thousands of homes and businesses, providing hundreds of jobs, encouraging investment in new technology and infrastructure in north London. An alternative energy supply company has been set up to deliver the LVHN and plans to be providing heat to customers by as soon as 2015.
ABOVE: Weld Place in New Southgate. LEFT: New Avenue estate.
An innovative commercial partnership part owned by Enfield Council is being hailed as “a remarkable success” – growing sales and winning important new business in its first three years. Enfield Norse, a joint venture company owned by the council and Norse Commercial Services, provides cleaning to many of the area’s schools and civic buildings. The partnership was launched in May 2009 to come up with new, cost-effective ways of delivering public services in and around North London and “has gone from strength to strength, projecting a turnover of £4.2 million for the current year”, according to Managing Director Ruth Metcalf. “Since we launched, despite a climate of increasing economic pressure, financial cuts and rising costs – Enfield Norse has been combining innovative thinking and commercial flair with a solid background in public sector services: reducing costs while maintaining first-class service provision. Our first three years have been a remarkable success and delivering real results for Enfield, which is great news for Enfield Council and for local council tax payers,” Ruth Metcalf said. “The year ahead looks extremely exciting as we build on our successes, win further new business across North London and prove without a doubt that Enfield Norse really is the way forward for delivering crucial public services in our local communities.” Enfield Council’s Deputy Leader, Cllr Achilleas Georgiou, said: “More and more local authorities, including Enfield Council are keen to move away from the traditionally rigid client/contractor relationship, and we are working closely with Norse to raise standards of service delivery and generate much-needed savings,” Geoff Tucker, Sales Director of Norse said. “We’ve been bucking gloomy industry trends nationally, winning new business and launching lucrative Joint Ventures worth about £18 million in total in the last 12 months” “As part of our on-going commitment to corporate social responsibility, Enfield Norse is now working with major companies in the area through Business in the Community (BITC), creating new employment opportunities and, through sustainable long-term financial stability, securing existing jobs that might otherwise have been lost,” Metcalf added. Norse Commercial Services is part of Norse Group, one of the UK’s leading strategic partnership providers, which employs more than 10,000 staff nationally and has an annual turnover in excess of £200 million. Since Enfield Norse commenced operation in May 2009 • Turnover is up by 10% • The number of schools under contract has increased by 25% • The number of total staff employed has risen by 12% • Eight new competitive contracts have been won worth £430k a year, two in neighbouring boroughs • The company has gained accreditation to ISO9001 and ISO 14001 quality and environmental standards For more information on Norse Group, its services and partnerships, visit www.norsegroup.co.uk or call Geoff Tucker on 01603 894262.
JOINT SERVICE CENTRE (NE) Enfield Council handed over the Ordnance Road Library site to contractor Graham Construction in May 2013. Work to demolish the old building started in July, as Opportunity Enfield went to press. The council is working in partnership with NHS North Central London to develop a fully accessible, multi-purpose building for a modernised library, GP surgery, dentist and community space. The scheme is due to be complete in summer 2014.
34 PROJECT BY PROJECT
RIGHT: The joint service centre will offer a library, GP surgery, dentist and community space. BOTTOM: Academy Street.
ACADEMY STREET (NE) Detailed planning consent was granted in May for the Academy Street development, which will deliver the construction of some of the first new council homes in decades, when 38 new, affordable and predominantly family-sized homes are built. The mews-style development, on councilowned land next to the Oasis Academy Hadley, is reserved for residents affected by regeneration of the Alma estate. Academy Street will provide 19 shared equity homes for Alma leaseholders, and 19 council rented
homes for tenants of the estate. The design team is made up of Karakusevic Carson Architects and Maccreanor Lavington architects. The scheme will include spacious three and four-bedroom houses and one and twobedroom apartments. As Opportunity Enfield went to press, the council was in the process of tendering the construction contract and planned to appoint later this autumn. The scheme could be completed by autumn 2014.
ELECTRIC QUARTER (NE)
ALMA ESTATE (NE)
35 PROJECT BY PROJECT
The transformation of Ponders End High Street (now known as the Electric Quarter) continues to move forward, with the demolition of the former police station due to begin in summer 2013. Plans are under way to develop an interim use for the site, which will invigorate and promote Ponders End High Street in advance of comprehensive development.
The 1960s-built Alma estate in Ponders End – a north London landmark of four tower blocks – will be demolished in a major regeneration project. The £100 million scheme will replace 22-storey tower blocks with new homes, including retail units, improved green space, better play areas and more energy-efficient homes. The council is in the process of selecting a developer for the project, with an appointment due in autumn 2013. The developer will then select a firm of architects to produce a plan for the whole estate.
PONDERS END (NE) Thanks to a £4.4 million Transport for London funding package for Enfield, £200,000 is available to plan the regeneration of Ponders End High Street, improving road safety for pedestrians and cyclists, upgrading facilities for bus users, boosting the appearance of the area to attract investment and businesses and linking Queensway and the high street more effectively. A further £1.8 million to deliver the project is expected to follow in 2014-15.
ABOVE LEFT: The Electric Quarter. ABOVE RIGHT: Alma estate and and station. LEFT: Ponders End Park.
Building 21st Century Neighbourhoods for Enfield
Wilmer Way North Circular Road
More than 300 new homes Family houses New green open spaces
Coming in 2015 Telford Road North Circular Road
37 MADE IN ENFIELD
Enfield’s exports have a strong history, with products such as Lee-Enfield rifles, televisions and dishwashers distributed to global markets. Now, the borough’s hi-tech firms are taking a slice of London’s £92 billion annual exports – 24% of the total value of all UK exports. Lucy Purdy finds Enfield companies increasingly adept at realising their international potential
E 38 MADE IN ENFIELD
nfield’s suburban shop fronts and modest office blocks belie its ambition. Far from being commercially inward-looking, its businesses range from an acoustic engineering firm which has worked on Arsenal FC’s Emirates Stadium, St Pancras International station and two Westfield shopping centres, to global bighitters such as Metaswitch Networks, communications provider to the likes of Microsoft and Cisco and navigation and surveillance services giant Kelvin Hughes. Strong transport networks in and around the capital are key to building international trade – and Enfield is among the best placed when it comes to connectivity. London Stansted Airport is only 45 minutes away by road, the M25 forms part of the borough’s northern boundary, and the City of London just a 30-minute hop via public transport. It also has all the advantages of an outer London borough – good infrastructure, attractive housing, easy access to parks and countryside, excellent education – yet with cosmopolitan living too, all factors which play a part in attracting major multinationals, including Coca-Cola, Warburtons, Ikea and Johnson Matthey. One of Enfield’s international firms, Metaswitch Networks, is a truly global success story. The company has offices in San Francisco, Virginia, Dallas and Singapore as well as in Church Street, Enfield, from which it designs, develops, manufactures and markets telecommunications hardware and software. Deserving of its tagline: “The brains of the new global network”, Metaswitch has won two Queen’s Awards for Export Achievement, with some 90% of its total revenue, and sometimes as much as 97%, coming from exports. Chair of trustees Ian Ferguson says: “Most of our customers are in the US and Canada. We also have active export sales organisations in South America, Asia Pacific and in the rest of Europe too. So we truly are a global exporter. We work with the likes of Microsoft, Cisco, AT&T and BT in the UK, as well as hundreds of smaller telephonics providers from all over the world. “We broke into the export market simply by phoning up potential customers – it is as simple as that. If you want to do business with someone, you really do just phone up and say: ‘do you want to do business with us?’ We did this without any government or external support. We started exporting when we were only a team of 10 people. “Working out where to target was a crucial part of our business planning. In the past four years, we have seen that expand into markets all over the world including China, the Far East and Australia too. “If people think there is a market for their product outside this country then they should pick up the phone and develop it. It is not as difficult as people think,” says Ferguson. “If you have an established business in the UK then my view is that it is relatively straightforward for you to be able to do business abroad.” While Metaswitch made the leap independently, other businesses in Enfield have benefited from council support. AMS Acoustics – an independent, multidisciplinary acoustic consultancy based in Palmers Green – was established in 1986. Clients include London Underground and the Emirates Stadium. The company was keen to develop its export strategy, to India in particular, so business development director Barry Goddard worked with an adviser at Enterprise Enfield, as part of a business support programme financed
ABOVE: Kelvin Hughes relocated to Enfield from its former base in Ilford. RIGHT: The Shanghai World Finance Center, one of many prestigious buildings around the world which use Ritec’s ClearShield glass surface protection system.
partly by the European Union and partly by Enfield Council’s working neighbourhood fund. AMS Acoustics is now exploring opportunities in Latin America – with a representative working out of Sao Paul in Brazil, the US, Middle East and India, armed with a newfound confidence. Enterprise Enfield is clued up on the practicalities of breaking into overseas markets, from negotiating complex issues of language and legislation or finding distributors or agents abroad, to advising on cultural differences and unique business practices. Ritec International develops and manufactures non-stick glass used in prestige buildings internationally, as well as marine, railway and residential applications. The company
“ WE ARE WITHIN ONE AND ONE-AND-A-HALF HOURS OF FIVE MAJOR AIRPORTS AND CLOSE TO FAST TRAINS TO THE CONTINENT TOO“ 39 MADE IN ENFIELD
has developed an integrated system for the renovation, protection and maintenance of glass. Stephen Byers, managing director of Ritec International, says that well over 80% of the company’s production goes to export: “We’ve been selling internationally almost since the beginning. We have a manufacturing site in Tottenham, an office in Enfield Island Village and our head office has been in Enfield for the past 12 years. “In Enfield we are within one and one-and-a-half hours of five major airports and close to fast trains to the continent too. This is very useful because Ritec receives a lot of overseas visitors. “We started originally in marine markets, on cruise ships and container ships, which are by definition international
markets, and my personal experience was also in international sales and marketing, so those two factors came together,” says Byers. “Enterprise Enfield has helped us a great deal over the years on various programmes. We sell to Scandinavia from the UK, and then we operate through two distributors: one in Holland to continental Europe and one from Chicago to North America. We sell to between 28 and 30 countries in total.” Kelvin Hughes is also based in Enfield but well known across the globe for its sophisticated products and systems. The company exports surveillance radar and navigation data and equipment to commercial shipping fleets around the world, as well as to navies in more than 30 countries.
40 MADE IN ENFIELD ABOVE: Enfield offered Kelvin Hughes a costeffective location, enabling it to further develop its export trade. RIGHT: AMS Acoustics has expanded its activities to the Middle East with work at the new King Abdulaziz Terminal at Jeddah airport.
Well over 70% of sales are for export. Marketing manager Mark Bown says: “Kelvin Hughes moved to Enfield because the financial case works in terms of both location, premises, infrastructure and importantly employing locally the right skills for our company. “It is a reasonably affordable area for businesses, the local job market is good and being near central London certainly helps too. “Businesses in places like Enfield need to look at exporting their high quality, hi-tech products around the world. As a hi-tech company, we would struggle to develop our products anywhere other than in the UK, so relocating in Enfield is a cost-effective way to do this,” says Bown. “It is affordable, the infrastructure is in place and you can recruit good people.” Part of Enfield Council’s strategy to build on its reputation for international business is to attend MIPIM, the property conference held annually in Cannes. The council delegation is funded by private sector partners and MIPIM allows them to promote Enfield’s business opportunities to an international audience. Cabinet member for business and regeneration Councillor Del Goddard attended in 2013, along with Greg Clark, chair of the London Stansted Corridor Consortium, in a delegation that also included the mayor of London, Boris Johnson. The duo promoted business opportunities in Enfield and showed that the borough is ready, willing and able to welcome global corporations to the area. “MIPIM gave us the chance to tap into a global audience and show the world what Enfield can offer,” says Goddard.
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 and businesses. 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 8803 1322 www.londonwaste.co.uk 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 “rubbish-trail” 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 reused 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 million tonnes of black bag waste has been diverted from landfill from 2000 – 2012. Improvement plans have increased local recycling of bulky items.
London Borough of
LEFT: An aerial shot of the mixed-use Lumina Park.
43 COMMERCIAL SPACE
With demand for some of Enfield’s business premises soaring to a five-year high, we ask four key commercial agents about the thriving market they know inside out. From commercial hostpots such as Lumina Park to the heavy-hitting firms – the likes of Toyota and Travelodge – being attracted to locate here, they describe the spaces they are charged with finding, and where they predict demand will grow
44 COMMERCIAL SPACE
Paul Aylott, partner at Glenny LLP
lenny LLP have offices located across north, east and south London dealing with the full lifecycle of commercial property and the commercial and residential development sectors. Our regular analysis of the industrial and office markets offers an insight into levels of supply and demand. Our Q1 2013 analysis indicates that B1(c), B2 and B8 demand across the region is at a five-year high, as the supply of grade A space dries up. The tale of increased demand is not just temporary; the Glenny Databook analysis showed that the first signs of improvement were evident in the latter stages of 2012. Demand now stands at three times the levels seen through the trough of the market in 2009 and almost 83% higher than a year ago. The most significant shortage in this sector is in the medium size range (929sq m – 4,645sq m). This is particularly evident in the Enfield sub region. A major positive feature of the borough of Enfield is its outer London position and excellent transport links, which offer greater opportunities for development. This is not evident with many other boroughs that have geographical constraints in respect of land availability. As a consequence the borough is an institutionally favoured location for real estate investment. Although there is still a reluctance to develop speculatively, the signs that new products may soon be delivered in Enfield are positive.
Mark Joselin, director at Derrick Wade Waters
n common with the wider London and south-east markets, Enfield has witnessed considerable activity in its property sector over the last 10 years. The local residential market has seen significant investment through new development and regeneration projects. These have been more than justified by an ever-increasing demand for housing and a strong house prices growth of around 50% in this period. Enfield has been particularly successful at creating and sustaining a location where people wish to live – and putting in place the conditions that now bode well for new schemes such as Meridian Water. Commercially too, the Enfield market has generally been characterised by consistent net investment. The retail and industrial markets have perhaps tended to perform best with the emergence of many – now familiar – local convenience stores throughout the borough, which is one of the more obvious indicators of the sector’s success. The industrial warehouse market has similarly proved resilient in the face of recession and we have seen success at schemes such as Delta Park in Meridian Way, attracting major occupiers such as Wrights the flour makers. This shows just how well the district can meet the requirements of modern business.
believe one of the most prominent opportunities currently in Enfield is Lumina Park, which has a 250m frontage to Great Cambridge Road and the junction with Lincoln Road. The site measures 3.2 hectares and is used to house a manufacturing facility for GE Lighting. The site was acquired by the current owner in late 2007, which was followed by the demolition of the factory and subsequent environmental and contamination works, turning the site into a major regeneration area in Enfield. Occupiers such as Toyota and Travelodge moved in, and the developer constructed a terrace of five trading units in 2012. Then, in June 2013, vehicle rental provider AMT Flexi-Rent bought a 550sq m site from which to operate its vehicle fleet. The developer is preparing to submit a planning application for the remaining frontage site which will be occupied by a national trade counter brand. Intentions to speculatively develop additional trade counter units on the remaining plots at the rear of the site are currently being reviewed, but at least two areas of the site will be reserved for specific design and build opportunities for occupiers looking for bespoke buildings.
“OCCUPIERS SUCH AS TOYOTA AND TRAVELODGE MOVED IN” “ENFIELD HAS BEEN PARTICULARLY SUCCESSFUL AT CREATING AND SUSTAINING A LOCATION WHERE PEOPLE WISH TO LIVE”
45 LEFT: Leading Enfield commercial agents discuss growth in the borough’s supply of business space.
Colin Steele, partner at Rapley’s Business Space team
“THE TALE OF INCREASED DEMAND IS NOT JUST TEMPORARY ... DEMAND NOW STANDS AT THREE TIMES THE LEVELS SEEN THROUGH THE TROUGH OF THE MARKET IN 2009”
)NVEST IN %NlELD s 5NRIVALLED OPPORTUNITIES FOR RESIDENTIAL RETAIL MANUFACTURING AND GREEN INDUSTRIES WITHIN EASY REACH OF THE - ! ,ONDON 3TANSTED !IRPORT AND CENTRAL ,ONDON s *OIN OVER BUSINESSES INCLUDING #OCA #OLA +ELVIN (UGHES 7ARBUTONS !RDMORE #ONSTRUCTION )KEA *OHN ,EWIS 4ESCO AND "IFFA EMPLOYING NEARLY PEOPLE s -ANY NEW INVESTMENT OPPORTUNITIES WORTH OVER aBILLION INCLUDING -ERIDIAN 7ATER AND 0ONDERS %ND
For more information on our exciting regeneration programme please visit www.improvingenfield.com or call us on 020 8379 3800
Sitematchlondon.com An online database of public sectorowned development opportunities in Enfield and across London
Pre-application planning advice fees Large-scale complex developments: £3,408.70 Follow up meetings are charged at £1,704.40 Specialist advice is charged at £122.80 per hour
(2011 Census) Size 8,083-ha
(GLA) Number of businesses 10,450
(Enfield Council) Housing tenure 57.9% own their property either outright or with mortgage 22.2% rent privately 17.6% rent socially 2.3% other (2011 Census) Vehicle ownership One per household London average is 0.8
(ONS 2010) Average house prices Detached house £557,598 Semi detached £336,481 Terraced £250,423 Flat £205,358
(Department for Transport) Green space 46% of Enfield is open space London average is 38%
(DCLG) (Land Registry, April 2013) Average rateable value £37,000 Average business rates with the 2013/14 multiplier of 0.471 is £17,427 (Valuation Office Agency) Planning applications From October to December 2012, the council granted five out of five major applications (DCLG)
Community Infrastructure Levy Preliminary draft charging schedule published in June 2013 Adoption is expected in summer 2014 (Enfield Council)
Transport Enfield Town to King’s Cross and St Pancras International in 30 minutes
47 sitematch london
Enfield fact file
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South Lincoln Road
A1 01 0
t Bell Lane
Address: 188-216 Ponders End High Street, Enfield, EN3 4EZ Owner: multiple ownership Site size: 5.21-ha Planning status: outline permission granted PTAL score: 3/4 Uses: mixed-use, residential-led scheme Updated: 31/05/2013
Address: Ponders End, EN3 Owner: Enfield Council Site size: 0.5-ha Planning status: granted PTAL score: 2 Uses: residential Updated: 31/05/2013
A planning brief has been adopted, setting out the development strategy for the site, including the way in which it must integrate with the former Middlesex University site, which lies behind the high street.
The Academy Street site is a new residential-led development opportunity in Ponders End, opposite the Alma estate and adjacent to the Oasis Academy Hadley.
Since then discussions have taken place with the Education Funding Agency, which would like to use a part of the site for a new secondary school, which may result in the submission of amended proposals.
The council anticipates that the Academy Street site will deliver a mix of 38 new homes, predominantly family-sized residential properties to accommodate tenants and leaseholders living on the Alma estate. The new development will support the decant programme. Enfield Council is proposing to procure a building contractor to deliver this development. The councilâ€™s vision for the development is a high quality scheme that can set the benchmark for redevelopment of the Alma estate. Karakusevic Carson Architects and Maccreanor Lavington architects were appointed to prepare design options and take forward the preferred scheme to obtain detailed planning permission. Start on site is expected in October 2013 following appointment of a contractor.
The Alma Estate
Address: Owner: unknown Site size: 3.44-ha Planning status: not granted PTAL score: 1a Uses: residential Updated: 30/5/2013
regeneration project, located in the priority regeneration area of Ponders End. The site lies adjacent to Ponders End station which provides direct trains into Liverpool Street (20 minutes), as well as a local bus network. The council is committed to the comprehensive demolition and rebuild of the site and has commenced the process of achieving vacant possession of phase 1 of the scheme. The council will meet the cost ensure that vacant possession can be achieved. The council requires a mixed tenure development, in which it retains ownership of the new socially rented homes, to house 250-350 of the Alma tenants. Overall the scheme could deliver more than 750 new homes. The council is open to proposals that include the delivery of additional affordable properties by registered providers.
Address: Owner: Site size: 6.16-ha Planning status: not granted PTAL score: 2 Uses: residential Updated: 30/05/2013
Southgate and Oakwood underground stations. The estate renewal project includes the comprehensive redevelopment of the Shepcot House tower block, low-rise blocks at Hood Avenue, comprising 163 residential properties. The council will lead on achieving vacant possession of the site, including the buyback of all leasehold interests. The indicative scheme proposes approximately 280 new homes, maisonettes and houses.
Developer Framework to seek expressions of interest to develop the site and expects to appoint a developer in December 2013. competitive dialogue process, expecting to appoint a developer partner in the summer.
Small Housing Sites
The following six sites were previously sheltered housing sites which have been packaged together and developed as one project to deliver 90 new homes including 38 new council-owned homes. The local authority will submit a planning application for all six sites in summer 2013 and appoint a developer in October 2013.
Address: Owner: Site Size: 0.2-ha Planning status: not granted PTAL score: 2 Uses: residential Updated: 31/05/2013
Address: Owner: Site size: 0.1-ha Planning status: not granted PTAL score: 2 Uses: residential Updated: 31/05/2013
Site description The existing use is as nine studios within a three-storey block on a relatively spacious corner site at the junction of Lavender Hill and
St Georges Road
Address: Owner: Site size: 0.23-ha Planning status: not granted PTAL score: 1a Uses: residential Updated: 31/05/2013
Address: Owner: Site size: 0.10-ha Planning status: not granted PTAL score: 1a Uses: residential Updated: 31/05/2013
This site is located in a desirable residential area with a predominance of private family houses with an established housing market. housing market in a quiet and leafy location.
Address: Owner: Site size: 0.32-ha Planning status: not granted PTAL score: 2 Uses: residential Updated: 31/05/2013
Site description The current use is as 40 studios arranged as a series of two storey terraces. There is an established family housing market in this area
Address: Owner: Site size: 0.16-ha Planning status: not granted Uses: residential Updated: 31/05/2013
Site description and half a mile south of Turkey Street railway station.
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Opportunity Enfield is a business publication publicising the work of regeneration organisations in the borough.