We have set out below a list of frequently asked questions along with answers. Of course, if you have any further questions please do not hesitate to get in touch – just click here.
1. WHAT IS THE PURPOSE OF THIS EXHIBITION? WHY DO YOU NEED FEEDBACK FROM PEOPLE?
We want to hear feedback from local residents on our proposals to redevelop the shopping centre. We have been consulting with residents since February 2019 on these plans and this is the final period of consultation before we submit a planning application to the London Borough of Enfield this winter.
This feedback will be used by the project team as we progress the designs and so we would welcome comments on all aspects of the designs including homes, shopping, public realm and community spaces.
2. WHY DOES THE SHOPPING CENTRE NEED TO BE REDEVELOPED?
The shopping centre was developed in the 1970s and is not designed in a way that is conducive to creating a safe environment. It is inward looking, has an under used second level and has hidden corners that lead to anti-social behaviour. Additionally it does not offer desirable routes through the centre or have pleasant residential entrances.
We are therefore proposing to make more substantial changes to Edmonton Green by redeveloping certain areas to make the shopping centre a more desirable destination for the local community to spend time, day or night.
In order for this to happen, the centre needs to be better connected with the local area, rather than being its own separate island which is separate from the surrounding streets. Additionally we want to provide a more diverse range of activities – so as well as shops, we would like the centre to also feature more restaurants and other leisure facilities.
3. WILL YOU BE MAKING ANY FURTHER IMPROVEMENTS TO THE SHOPPING CENTRE IN THE SHORT TERM?
We are still looking to make more immediate improvements to improve the centre and so we would love to hear from you if there is anything you think needs to be done as part of our next phase of works. Please get in touch via any of the methods advertised on the website.
4. WILL YOU BE CLOSING DOWN THE SHOPPING CENTRE DURING THE DEVELOPMENT?
We don’t intend to close the shopping centre and expect that it will remain very much business as usual.
Any development will take place using a phased approach which means that different areas of the shopping centre will be developed at different times to minimise impact and ensure continuity of trading.
5. WILL ANY TENANTS BE EVICTED FROM THE SHOPPING CENTRE?
No. Tenants will not be evicted from the centre as a result of the development proposals and any proposed development is at least a couple of years away at the earliest with the first phase envisaged to be delivered in 2023.
However, it is important to be clear that the centre will be changing and so we want to continue to engage with tenants in order to understand their priorities for the development and to keep them informed about the plans.
6. WILL THE MARKET BE REMOVED?
No. We want to maintain the community feel of Edmonton Green and this means keeping the market as the heart of the shopping centre and ensuring that smaller independent traders always have space to trade.
We are planning on moving the market from its current position to a new central public space that will give it the prominence it deserves as a key attraction for the area.
7. WILL THE LOCAL SHOPS BE REPLACED BY NEW EXPENSIVE BRANDS THAT NO LOCAL PEOPLE CAN AFFORD TO SHOP IN?
No, Edmonton Green will remain an affordable local shopping centre, catering to the needs of the local community.
We have asked local people what types of shops they would like to see in the shopping centre and the feedback we received was that people would like to see a greater diversity of shops and food outlets – from independent local shops and cafés, through to well-known high street brands.
Our designs therefore include a range of unit sizes suitable for different types of shops and restaurants, as well as flexible floor plates allowing spaces to be easily adapted.
Our aim is to create a place that attracts a range of brands to the area for local people to enjoy.
8. WHERE WILL I PARK IF YOU’RE DEVELOPING OVER THE CAR PARKS FIRST?
The development will be phased to ensure there is always enough room for parking. The multi-storey car park will still be available to park in during the early stages of the redevelopment.
The new development will provide 900 parking spaces for the use of visitors and residents.
9. How are you planning to address issues with anti-social behaviour?
The current shopping centre has a number of dead ends and uninhabited areas that can attract anti-social behaviour.
We want to redesign the new shopping centre to include spaces which help to foster activity to help bring the community together. This includes new public squares, communal gardens and landscaped streets which will be designed to be active places to reduce anti-social behaviour.
We also want to join-up Edmonton Green with Fore Street and make it better connected with the surrounding area. This includes improving the pedestrian routes through the shopping centre and minimising back of house areas to further help in reducing anti-social behaviour.
10. THERE ARE 754 HOMES ON THE SITE. WHAT WILL HAPPEN TO THE EXISTING RESIDENTS?
The residential tower blocks are not in Crosstree’s ownership and are not involved in the redevelopment proposals. However, we are keeping residents informed of our proposals and taking on board their feedback.
We are planning on improving the entrances to these buildings though to ensure they are better connected the surrounding streets and making it easier to access the shopping centre and new public spaces.
11. WHY ARE YOU PROPOSING TO BUILD SO MANY EXTRA HOMES ON THIS SITE? WHAT IMPACT WILL THIS HAVE ON LOCAL SERVICES?
To meet the growing need for housing in the borough and to attract more residents and increase the vibrancy of the area, we are proposing to build a variety of new homes at Edmonton Green. Our masterplan includes around 1,500 new homes in addition to the existing residences.
This will include a range of homes to meet different needs including family homes and smaller properties, both for sale and to rent. A proportion of these new homes will be affordable with the exact number currently being discussed with the London Borough of Enfield.
It is important to remember that the development will be built in phases taking place over 10 to 15 years and so these new homes will not be built overnight.
In terms of transport, Edmonton Green already has very good transport connections, with its own Overground station and bus station. Our designs make the most of this, ensuring easy connections with these transport links and while our vision is for Edmonton Green to be a low car development, we will still ensure there is an appropriate level of parking to serve the centre, as well as the new homes.
We will also be providing a number of resident amenities within the shopping centre to ensure this becomes an area people want to spend time both day and night. This includes new community squares and spaces which will help to bring the community together to relax and spend time, alongside the new shops, leisure facilities and connections.
The planning application will also include significant contributions to the Council, in the form of Section 106 payments, for local services and facilities.
12. WILL YOU BE PROVIDING MORE COMMUNITY FACILITIES?
We want to create a destination that offers a diverse range of uses for everyone including locally run shops, restaurants, cafes and other leisure facilities, along with community facilities. Our aim is for this to become an area that people want to spend time throughout the day and into the night.
We will be delivering a new ‘Library Square’ providing access to the renovated library and community centre that help to bring the community together as well as a dedicated community hub space below Mendip House. We are also proposing that a dedicated leisure ‘box’ at the northern end of the site could include a cinema, bowling alley or theatre.
13. DO YOU REALLY THINK THIS IS A GOOD LOCATION TO HAVE MORE RESTAURANTS AND CAFES? IT ISN’T REALLY A PLACE PEOPLE VISIT IN THE EVENING TIME.
We understand that, but it is our aspiration to make this a place that people will come to in the daytime and the evening. We want to create a town centre, not just a new shopping centre, and so this needs to be somewhere that provides something for everyone. This could be shopping in the day or going out for a meal in the evening.
Additionally by making this a more active area at night as well as the daytime, we hope this will help to make the area safer for local residents.
14. WHAT ARE YOU PLANNING TO DELIVER IN THE FIRST PHASE
The first phase will involve the redevelopment of the south car park site between ASDA and Fore Street.
We are proposing to build four new buildings on this site with shops at ground floor level, homes above and landscaped public realm in between. The first phase will also include approximately 350 new homes and six new shop units of varying sizes.
15. WHY ARE YOU PROPOSING TO BUILD TALL BUILDINGS IN THE FIRST PHASE?
We have carefully considered the heights of the buildings that will be delivered in the first phase and we do feel they are in keeping with the existing area.
The heights of the four buildings are designed to reflect the surrounding context and neighbouring buildings and we have ensured that the height is distributed to step away from the lower buildings on Fore Street.
Obviously, there are already tall buildings on the site and so we have situated the proposed new main tower closer to the existing tower blocks to create a cluster and reduce its impact on the main streets.
16. HOW ARE YOU GOING TO MANAGE CONSTRUCTION TO ENSURE WE CAN STILL USE THE SHOPPING CENTRE?
We are aware that, if we were to get planning approval, that the development would be built in phases taking place over 10 to 15 years. Therefore, we are aware that managing construction carefully and considerately for neighbours and local residents is a key issue for many people. We also know that people want to be able to keep using the shopping centre during construction, and we will ensure that the centre continues to trade whilst works are on-going.
A Construction Management Plan (CMP) will be submitted as part of the planning application. This will provide details of the proposed construction programme, including construction working hours and will need to be approved by Enfield Council. The plan will also outline the numerous measures which we will undertake during construction in order to mitigate disruption to neighbours and the surrounding area.
We are also proposing to appoint a contractor who is part of the Considerate Constructors Scheme. This means that the contractor has signed up to a code of conduct and will make every effort to ensure the site teams care about the appearance of the site, respect the local community, protect the environment, secure everyone’s safety and value its workforce.
The construction will be subject to particular rules and regulations that will need to be adhered to during construction, including recognised construction working hours. These will be strictly controlled and any work outside of these hours will be agreed in advance.
There will also be an identified point of contact during the construction process for residents to get in touch with in case they have any concerns or problems.
Construction traffic will be managed in accordance with a Construction Traffic Management Plan which will be submitted as part of the planning application to Enfield Council. Strict environmental controls relating to construction generated dust and noise will be in place and a secure site boundary will be maintained at all times.
17. How can I respond to the proposals?
If you would like to share any comments on the final proposals to be considered for the planning application, you can use Enfield Council’s online planning register to view and comment on the planning application – using planning application reference number 20/04187/OUT.
You will need to create an account by registering as a user. You can find tips and guidance at the website above.
Should you have any queries please contact Planning.Decisions@Enfield.gov.uk quoting reference number 20/04187/OUT.