Minutes:
NeeruKareer, Senior Planning Officer from the London Borough of Enfield attended and provided the context and background.
Preparation of the North Circular Area Action Plan (NCAAP) began in 2011 and involved a number of stages of both formal and informal consultation and included extensive and ongoing dialogue with key stakeholders such as the South West Enfield Partnership (SWEP), TfL, local community representation; and the adjoining boroughs of Haringey and Barnet. All of this work has helped to shape the adopted version of the Plan, which was formally adopted by the Council on the 8th October 2014.
Detailed site specific policies for 19 opportunity sites across Bowes, Palmers Green and Southgate Green wards provide the planning principles by which development proposals will be assessed. The Plan includes site specific policies for both Ritz Parade (Opportunity Site 12) and Arnos Grove Station (Opportunity Site 7).
It is the intention to build 1,300 new homes in the vicinity, which includes the Ladderswood development and sites along the A406, previously owned by TfL, but sold to the Notting Hill Housing Trust, and this includes the Ritz Parade.
Ritz Parade
The Council is in the early stages of preparing a detailed Development Brief for Ritz Parade and are cognizant of the strong feelings of concern expressed by residents. The intention of the work will allow for an in-depth understanding of the regeneration opportunities the site offers as well as its limitations. This work will also investigate the viability of land assembly, land use mix, density and capacity for the Parade. Thus far, three development options have been identified and will be tested.
I. Comprehensive redevelopment of the site, including the demolition of the Ritz Parade building;
II. Comprehensive redevelopment of the site, but maintaining the existing Ritz Parade façade; and
III. The partial redevelopment of the site retaining the existing Ritz Parade building and developing the areas to the east, west and north.
Early consultation with key stakeholders will commence once initial findings are reported and this is likely to be in January 2015. More formal public consultation will take place on the preferred option(s) thereafter. This is likely to be March 2015.
Residents expressed concerns about the development options being a fait accompli. Why not consult before deciding on 3 options? Neeru explained that it was important not to confuse the NCAAP with the Notting Hill Housing Trust development. They are separate issues, the NCAAP seeks to shape the development, but the Council does not have a veto on whether or not development occurs. Indeed, there are number of agencies involved in the mix, including Transport for London (TfL) and Notting Hill Housing Trust. As to future development scenarios, there are only 3 high level options to be tested in terms of the development principle. The detail of what can be delivered within these 3 scenarios is still open for discussion, and this will be subject to the community consultation process taking place in early 2015.
The Council acknowledges that the existing Ritz Parade is distinctive and eye catching and any redevelopment of the site must be in keeping with the established character of the wider area. The NCAAP provides an outline of the potential market value, vision and objectives for the site, but the detail will involve design testing, density considerations etc.
Residents felt that the last 30-40 years have been a missed opportunity and their concerns have been neglected. Neeru appreciated these heartfelt feelings, but the historical context is important to note. It was intended to widen the A406 and no development could take place whilst this position was maintained. It was only over the last 10 years when the Mayor for London at the time, Ken Livingstone, ruled this out due to cost factors and the land was then sold off by TfL to the Notting Hill Housing Trust. We are now where we are and have to try and make the best of the situation.
Residents also asked about the accompanying infrastructure. Where is the planned doctor’s surgery, the shops and school places to meet the demand? Again, the aim of the NCAAP is to seek to map these out, and provide a clear planning framework in which required infrastructure can be delivered. However, it is important to note that infrastructure delivery is not the sole gift of the local authority and a number of agencies and partners have to come together for the implementation of projects.
Concerns were also raised about the flat developments at the corner of Wilmer Way and A406 Bowes Road, which many feel are a monstrosity. Cllr Sitkin responded that Cllr Achilleas Georgiou (Deputy Leader and councillor for Bowes Ward) argued against these developments at Planning Committee, but the decision was approved as the application was in alignment with the London Plan. He also added that there were two elephants in the room, namely the views of existing tenants and the potential free school within Broomfield School, which will impact on the development.
Arnos Grove Station Western Car Park
The Council is not formally aware of any proposals coming forward on this site. Land at Arnos Grove Station, was originally identified through the adopted New Southgate Master Plan (2010). The North Circular Area Action Plan carries forward this guidance, through NC Policy 17, and identifies the land at Arnos Grove Station as a potential mixed use (residential and commercial) opportunity site, subject to further discussions with TfL Property.
TfL Property has been reviewing its portfolio of car parks across London as part of a wider strategy to identify opportunities of releasing land for development whilst also consolidating car parking.
The land to the west and east of the Station building is currently used for surface level commuter parking.
However, the adopted Action Plan makes clear that if redevelopment would result in a reduction in the provision of public parking at this key interchange a clear justification for this loss would be required, and while the Council would support sites coming forward, the consolidation of car parking may not be an appropriate solution. In addition English Heritage would be consulted on any discussion on development. Capacity, parking issues and density will all guide any discussion.
The Council is currently seeking an update from TfL Property, but to reiterate the Council is not formally aware of any proposals coming forward on this site.
Residents expressed concern that a development brief had been seen suggesting that a 5 storey building out of context with the Arnos Grove station. Neeru reiterated that nothing was on the table at this time. The objective of the NCAAP is forward-thinking, i.e. to pre-empt any possible developments and plan accordingly for a response in the event of the situation arising.
The Chair thanked Neeru for attending.