A major transformation of Edgware Town Centre has taken a significant step forward as Ballymore and Places for London, the wholly owned commercial property company of Transport for London (TfL), have secured outline planning permission from the London Borough of Barnet (LBB).

The redevelopment, masterplanned by architecture firm Howells, will see the delivery of up to 3,365 new homes, including 1,150 affordable homes and 463 student accommodation units, as part of a broader regeneration scheme estimated to bring £1.7 billion of investment to the area. The project is expected to create more than 1,400 full-time jobs and generate £80 million in GVA for the local economy.

Key features of the approved plans include:

• 11.9 acres of green and open space, including the newly accessible Deans Brook Nature Park

• 460,000 sq ft of new commercial and leisure space, more than doubling what currently exists, with new shops, cafés, restaurants, and a cinema

• A new transport interchange, improving access between buses and the London Underground

• 22,000 sq ft allocated for health and wellbeing facilities, along with financial contributions to local education

The residential offering will include homes for social rent, shared ownership options, family housing, accessible units, and senior living apartments. According to the developers, 35% of the new homes will be affordable, with half of those for social rent.


The regeneration will also focus heavily on sustainability. Designed by landscape architects Gustafson Porter + Bowman, the scheme will enhance Edgware's public realm with new street planting, pedestrianised areas, and cycling routes. Deans Brook Nature Park, almost two hectares of previously inaccessible land—will provide nature trails, play areas, and a vital new green link between Edgware, Mill Hill, and Burnt Oak.

The site will include 3.5km of new walking and cycling infrastructure, 1.8 hectares of new planting, and over 400 trees, both new and retained. Public spaces, including one hectare of play areas, have been designed with inclusivity in mind, shaped in part through engagement with the charity Make Space for Girls.

Environmental performance is also a priority, with the development aiming for zero operational emissions, powered by air source heat pumps, solar panels, and green roofs.

On the transport front, the plans prioritise pedestrians and cyclists with safer crossings and a 200-space public cycle hub. The new bus interchange will provide improved accessibility, including step-free access and new seating.

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."

Since acquiring the Broadwalk Shopping Centre in 2020, Ballymore has engaged in more than four and a half years of public consultation, involving thousands of conversations and feedback submissions that shaped the final proposal.

This approval follows Places for London's recent announcement naming Ballymore as its joint venture partner for the Limmo Peninsula project in east London, with further collaborations being explored across other TfL sites.

Construction timelines and detailed phases of delivery are expected to be confirmed in the coming months.