PRESS RELEASE
FOR IMMEDIATE RELEASE
9 October 2024
Save Our Edgware shatters Barnet’s record with over 5,500 objections against controversial development
Edgware, London – The grassroots community groups, “Save Our Edgware” and “Edgware Community Association”, have set a new record for the number of planning objections in Barnet Council’s history. With over 5,500 objections submitted against Ballymore Ltd / TfL’s controversial redevelopment plan for Edgware Town Centre – which proposes the demolition of the Broadwalk Shopping Centre, bus station, and garage to make way for 3,828 housing units in 25 tower blocks, some reaching up to 29 storeys – this unprecedented volume of opposition reflects widespread community concerns over the drastic and potentially damaging changes planned for the heart of Edgware.
Tony Allan, Chair of the Edgware Community Association, said, “We thank everybody for making a great effort in objecting, including dealing with the Barnet Council Planning Portal, which struggled to keep up with demand. The objections are based on truth, reality, experience, deep research, and a love of Edgware. The record-breaking number of objections reflects just how out of touch this development is with the needs of the local community. We now expect Barnet Council to fulfil its duty to provide conscientious consideration of residents’ objections in line with established legal standards, particularly given the volume and severity of concerns raised. The council must demonstrate that it has thoroughly reviewed and addressed every objection, ensuring transparency and integrity in the decision-making process. We’re urging Barnet Council to reject this totally flawed application.”
At the centre of the controversy is the planned demolition of one of London’s busiest bus stations, which currently serves as a vital transportation hub for thousands of residents. The closure of this critical infrastructure raises alarm bells for the elderly, the disabled, and those reliant on public transport, with potential violations of the Equalities Act being cited due to the adverse impact on accessibility.
The Greater London Authority (GLA) has flagged major issues in its Stage 1 Report, stating, “The application does not currently comply with the London Plan … significant strategic matters require addressing regarding the delivery of the Bus Station and Bus Garage to operational standards.” Further concerns were raised about bus station and bus garage designs, particularly in ensuring that the garage will be fully electric. The GLA also warned that the increased bus-turning movements and relocation of stops could heighten the risk of congestion and collisions at key junctions, particularly Station Road.
They further noted a need for broader consultation, criticising the exclusion of the nearby London Borough of Harrow from the Equality Impact Assessment (EqIA). “The EqIA should be widened to be site-specific, rather than borough-specific,” the GLA recommended, highlighting the importance of a more inclusive approach given the potential impact on residents in both boroughs.
A staggering 70%+ cut to public parking spaces at Broadwalk
The proposed plan includes a staggering 70%+ reduction in public parking spaces, reducing Edgware’s parking bays from 1,235 to just 292. This cut will severely impact shoppers, commuters, and local workers, disproportionately affecting the elderly, disabled, and parents with young children who rely on accessible parking. Local businesses are likely to suffer as customers are driven away by the lack of parking.
In addition, the design for blue badge disabled parking for residents is non-compliant with London Plan Policy D5 on inclusive design, with designated spaces over 400 metres away from the furthest residential block. This exceeds recommended distances for disabled access and creates significant challenges for disabled residents and visitors, further compounding the impact of the drastic parking reduction.
Replacing warm indoor mall with windy outdoor shopping streets poses risks for elderly shoppers
The planned demolition of the Broadwalk Shopping Centre in favour of windy outdoor shopping streets will heavily impact elderly people, those with mobility issues and families with children who rely on the indoor mall for warmth, social interaction, and convenience. Ballymore’s Wind Microclimate Environmental Statement reveals “strong winds with a potential to be a safety concern” at multiple podium and terrace level amenity areas. With wind speeds exceeding 15m/s (classified as a “Force 7 gale,” making it hard to walk and difficult to hold umbrellas), this exposure creates an inhospitable and potentially unsafe shopping environment, particularly for vulnerable residents, and threatens the viability of local businesses as fewer shoppers may venture into these harsh conditions.
Unprecedented housing density and lack of open spaces
The proposed development will double the population of central Edgware, creating an extraordinarily high density of 137,974 people per square kilometre on a 7.9-hectare site. This far exceeds the standards of both London Plan Policy D6 and Barnet Local Plan guidelines by up to 1,860%, making it one of the densest residential developments in the UK. Such an increase in population will place unsustainable pressure on local infrastructure such as schools and GPs, particularly with the high proportion of affordable housing expected to attract many families with children.
Additionally, the development worsens Edgware’s existing open space deficiency. With 10,900 new residents, the project significantly underdelivers on the open space required to support the community, providing only 15% of the London Plan’s standards for amenity, open space, green space and play areas.
Flood risk and environmental concerns
Additionally, the Environment Agency has raised an objection due to the development’s proximity to Deans Brook, highlighting that the proposal risks increasing flooding and compromising the stability of the riverbank. The proximity of pedestrian pathways to the river could obstruct natural water flow, heightening the flood risk both on-site and off-site.
Despite Ballymore’s efforts to sway public opinion – including the engagement of a paid commercial lobbying firm Thorncliffe Communications Ltd – Edgware residents have remained united in their opposition.
The Save Our Edgware campaign has now garnered national attention as a symbol of community resistance to unsustainable urban development.
Anuta Zack, spokesperson for Save Our Edgware, stated, “This development is not just a threat to the character of Edgware; it poses real safety risks to the people who live and work here. The fire risks from the underground bus garage, the inadequate public transport provisions, and the overwhelming housing density are all deeply concerning. We’re calling on Ballymore to withdraw its current plans and work with the community to develop a solution that respects Edgware’s character and infrastructure.”
Contact:
Anuta Zack
07981 907003
Email: saveouredgware@gmail.com
Website: Save Our Edgware
About Save Our Edgware
Save Our Edgware is a grassroots community group committed to protecting the character, safety, and sustainability of Edgware Town Centre. Our mission is to ensure that any redevelopment prioritises the needs of local residents, respects heritage, and upholds the highest safety standards for future generations.
About Edgware Community Association
The Edgware Community Association, recognized by Barnet Council as a consultee and representing all five wards of Edgware, is a member of the Federation of Residents Associations in Barnet (FORAB). Supported by the Canons Park Residents Association and Canons Park Estate Limited, they advocate for hundreds of households and thousands of