Consent for £1.7bn Edgware Town Centre transformation
Ballymore and Places for London - the wholly owned commercial property company of Transport for London (TfL) – have secured outline planning permission for the redevelopment of Edgware Town Centre from the London Borough of Barnet (LBB).
The approved plans will deliver:
3,365 new homes, including 1,150 affordable homes and 463 student accommodation spaces
An estimated £1.7 billion investment, creating over 1,400 full-time jobs and generating £80 million GVA for the local economy
11.9 acres of green and open space, including opening access to the new Deans Brook Nature Park
More than double the existing commercial and leisure space, with 460,000ft2 of new shops, cafés, restaurants and a new cinema
A new transport interchange with improved connections to the London Underground
22,000ft2 safeguarded for health and wellbeing uses, alongside significant financial contributions towards LBB’s education provision.
New, affordable homes
The development, masterplanned by Howells, will deliver up to 3,365 new homes, plus 463 student units. Thirty-five percent - 1,150 homes - will be affordable, with half for social rent. The affordable homes mix also includes shared ownership, homes for first-time buyers, accessible properties, family homes, and senior living apartments.
A greener, more sustainable town centre
Led by landscape architects Gustafson Porter + Bowman, the plans will also revitalise Edgware’s Station Road and Church Way with new greenery, street planting and improved pedestrian access. Nearly two hectares of long-inaccessible land will be transformed into Deans Brook Nature Park. Complete with wild planting, nature trails, children’s play areas and seating, the park will offer a peaceful retreat and a vital new link between Edgware, Mill Hill, and Burnt Oak. In total, 3.5km of new walking and cycling routes will connect surrounding neighbourhoods to the town centre.
Across the site, 1.8 hectares of new planting and more than 400 new and retained trees will support biodiversity. Public space (including one hectare of play space) has been designed with inclusivity in mind, shaped through community engagement and a partnership with the charity Make Space for Girls.
The development will aim to generate zero operational emissions by using air source heat pumps, solar panels and green roofs. This approach goes far beyond energy systems, forming part of a broader commitment to biodiversity, green space and long-term environmental responsibility.
A major transport upgrade
The plans prioritise pedestrians and cyclists, with new walking routes, safer crossings and street layouts designed to give people priority over vehicles. A 200-space public cycle hub will support active travel, while new infrastructure will make cycling around Edgware safer and more convenient. A major upgrade to Edgware’s transport infrastructure will deliver a new, bus interchange with improved accessibility between bus and Tube services - with seating and step-free access.
John Mulryan, Group Managing Director at Ballymore said: “Town centres and our local high streets are the beating heart of London’s communities - by enabling their success we create opportunity for jobs, growth, connection, and foster pride of place.
“Our shared vision for Edgware will breathe new life into the town centre - transforming it into a more vibrant, inclusive, and welcoming place for residents, businesses, and visitors alike.
“We are immensely proud of these proposals, which are the result of five years of local views and deeply value the input we’ve received throughout the process. We are excited by the masterplan that has emerged and look forward to continuing our work with the community and our partners to bring this vision to reality.”
Graeme Craig, Director and Chief Executive at Places for London, said: “We are delighted to have received planning permission for our plans in Edgware – these plans will see an improved town centre, bring new life to the area and deliver the new homes that Barnet and the whole city needs. Our proposals will provide 3,365 much-needed new homes, including 1,150 affordable homes for local people, all conveniently located near great transport links.
“This development is a clear example of the kind of bold, responsible action needed to address the housing shortage and ensure families have access to safe, secure, and affordable places to live. We are proud to be part of the solution and to contribute to a renewed, more sustainable future for Edgware.”
Tom Copley, the Deputy Mayor of London for Housing and Residential Development, said: "I'm delighted that planning permission has been secured for the redevelopment of Edgware Town Centre.
"This impressive development not only supports our mission to deliver the homes that Londoners need and deserve by bringing close to 3,400 new, high-quality homes, 35 per cent of which will be genuinely affordable, but it is representative of the scale of our ambition to unlock the full potential of towns across the capital.
“The new green and open space, upgrades to local transport and employment opportunities will have enormous benefits for local businesses and the wider community, helping to build a better, greener city for everyone.”
Since acquiring the Broadwalk Shopping Centre in 2020, Ballymore has undertaken more than four and a half years of sustained engagement with residents, community groups, and interested stakeholders. Thousands of conversations and feedback submissions have shaped the proposals throughout the design process.
The consent for Edgware Town Centre proposals follows the recent announcement by Places for London confirming Ballymore as its joint venture partner for the new Limmo Peninsula development, with partnerships on additional east London sites also being explored.
