Ballymore has put foward an outline planning application to redevelop Edgware's Broadwalk Shopping Centre, the bus station and garage, in partnership with Places for London.

The masterplan, designed by Howells, proposes to deliver 3,365 new homes, including 1,150 affordable homes, and 463 student accommodation spaces. A significant increase in green space for the town centre includes a new Deans Brook Nature Park, which is to be created by unlocking nearly five acres of land which has been inaccessible to the public for almost 100 years.

To complement the high street offer, the new town square and centre will more than double the existing volume of commercial space and reintroduce a cinema following the loss of the former Ritz cinema over 20 years ago. Edgware’s daytime and mid-week economy will be bolstered by new office, and workspace for small and medium businesses.

The development will open up access to green space that has been closed off to the public for almost 100 years, by creating the 4.7 acre Deans Brook Nature Park. Current scrubland will become a nature trail with wild planting, walking routes, seating and play areas for the local community to relax, enjoy and spend time in nature within the Town Centre. Across the project, landscape design by Gustafson Porter + Bowman includes 400 new trees, as well as 2.5 acres of new play space for children of all ages integrated across the site.

Ballymore and Places for London collaborated with Make Space for Girls, a charity which campaigns for parks and public spaces to be designed with teenage girls in mind, to support with community engagement workshops, held with local young women and girls aged 12-17. The partnership ensured consideration was given to often overlooked groups to ensure everyone feels welcome. As a result, the landscape design includes a range of inclusive spaces such as social seating, play spaces and safe spaces for young people to meet and spend time with friends – something Edgware lacks today.

The development aims to generate zero emissions once in operation and includes the use of renewable energy sources, such as air heat pumps, and will incorporate solar panels, green roofs and community growing gardens.

Plans will more than double the existing commercial, retail and leisure space on the site, with 460,000 sq. ft. for new shops, cafes and restaurants as well as a new larger Sainsburys, cinema and leisure centre, plus flexible floorspace that can deliver office, workspace and hotel uses – centred around a new town square that will complement the existing amenity offer in the town centre.


The masterplan will prioritise pedestrians, cyclists and encourage active travel with significant improvements to connectivity within the town centre and a new public cycle hub offering 200 cycle spaces. The development will deliver a future-proof transport interchange including a new bus garage which can be easily adapted to EVs in the future. The garage will contribute towards future use of electric buses across London – improving air quality and helping to tackle the climate emergency.

The safety of residents and all users of the town centre is at the heart of the proposals and Ballymore and Place for London have committed that no electric vehicles will be permitted to use the garage unless and until the design has been approved by the London Fire Brigade, Barnet Council, the Health & Safety Executive and Building Control. The new transport interchange will provide sheltered waiting areas, pick up and drop off points, and improved connectivity to the Underground station. Convenient local car clubs and Dial-a-Ride will also be provided on site.

It is anticipated that the Edgware Town Centre project will create over 1,400 full time jobs once complete and will generate £80m GVA for the local economy. The significant investment will go towards delivering 20,000 sq. ft. safeguarded for health facilities such as GP surgeries, clinics and a dentist, plus a significant contribution to Barnet Council’s education budget as part of the s106 agreement.

Ballymore acquired The Broadwalk Centre in 2020. Over the last three and a half years the project team has worked closely with the Edgware community and an extensive network of stakeholders to gain their insights around how the development can best serve the local community as well as meet local needs.

These contributions have been invaluable in guiding the design process and prompting adaptations. The team has met with more than 3,000 members of the local community and received almost 2,800 pieces of feedback and project contributions. Last summer concluded with the Edgware Summer Fair, an event which saw part of the Broadwalk car park taken over for arts and crafts, food, drink and live music, as well as providing an opportunity for local people to view the model and learn more about the latest design proposals. Almost 3,000 people attended over the late August bank holiday weekend.

In direct response to local resident feedback, the proposed scheme provides 769 parking spaces in total including 344 public parking spaces. On-site parking currently at ground level will be relocated to a multi-storey car park which will have a flexible community space at ground level with potential for a café, a new modern library, pharmacy and affordable working space.

John Mulryan, Group Managing Director at Ballymore said: "Edgware is an incredible town with a rich history – and this site presents a once-in-a-generation opportunity. We’re submitting this application 100 years on from the opening of Edgware station. With this masterplan we are looking to help Edgware continue to thrive over the next 100 years – with new homes, green spaces, job opportunities, sustainable travel, as well as places for friends and family to spend time together and make memories among new shops, restaurants, and community spaces.

"We're proud of the plans we’re submitting, and we thank the huge numbers of people in the community who’ve met our design team and helped shape these plans."

Graeme Craig, Director and Chief Executive at Places for London, said: "Following extensive engagement with the local community and close collaboration with our partner, Ballymore, we are pleased that the planning application to deliver an enhanced and improved town centre for Edgware has now been submitted. It looks to revitalise and support the local economy, alongside new opportunities for the community to explore new green and open spaces, while also delivering the homes that the capital urgently needs.

"Sustainability has been considered throughout the design process and is at the heart of the proposals. From a new transport interchange to cycling and walking improvements, these designs will help to encourage sustainable travel and make Edgware and London an even more fantastic place for people to live, work and travel in."

Subject to consent, the first phase will be delivered by 2031 which includes: the new nature park, retail, leisure, cinema, around 1,000 homes, new Sainsbury’s store, office, bus station and garage as well as the library and community centre. The whole development has an anticipated completion date of 2036.

The application will now be validated by Barnet Council, after which an extended eight-week period of statutory consultation will be undertaken by the council.