Outline consent for £1.7bn Edgware regen

Barnet Council has granted outline planning approval for the transformation of Edgware town centre in north-west London, clearing the way for a £1.7 billion mixed-use regeneration scheme led by Ballymore and Places for London, Transport for London’s property arm.

The masterplan, designed by Howells Architects, will see over 10 hectares of brownfield land redeveloped into a new residential and commercial district anchored by a modernised public transport interchange.

The consent allows for the phased delivery of up to 3,365 new homes, including 1,150 affordable units, along with 463 purpose-built student beds. The housing mix is set to include social rent, shared ownership, family housing, and senior living, supporting a broad demographic within the borough.

The project will replace and reconfigure much of the existing Broadwalk Shopping Centre area, introducing more than 460,000 sq ft of new commercial, retail, and leisure space. Plans also include a cinema, cafés, restaurants, flexible workspace for SMEs, and a new Sainsbury’s supermarket. The scheme has been designed to support around 1,400 full-time jobs and contribute an estimated £80 million in GVA to the local economy.

A defining element of the regeneration is its emphasis on public realm and sustainable transport. The masterplan includes around 12 acres of open and green space, with a new Deans Brook Nature Park unlocking previously inaccessible land. A 200-space public cycle hub and improved pedestrian and cycling links will complement a new underground bus garage and upgraded station interchange.

Landscape architecture practice Gustafson Porter + Bowman has led the design of the outdoor environment, including the planting of more than 400 new trees and integration of inclusive public spaces shaped through engagement with groups such as Make Space for Girls.

John Mulryan, group managing director at Ballymore, said the scheme would “breathe new life into the town centre,” describing the plans as an opportunity to make Edgware more vibrant and welcoming for residents and visitors.

Glenn Howells, founding partner at Howells, called the project “one of the most ambitious and complex” the practice has undertaken, noting its potential to position Edgware as a major destination with improved liveability and connectivity.

The outline approval is subject to several planning conditions, including fire safety assurance for the new underground bus garage and a Section 106 agreement covering contributions to local services and infrastructure. The development will proceed via a series of reserved matters applications, allowing detailed designs to be reviewed as the scheme progresses.

With planning consent now in place, the project marks one of London’s largest town centre overhauls in recent years and is expected to set a new benchmark for mixed-use regeneration across the capital.