Policy information sourced from Enfield’s North Circular Area Action Pla
NC Policy 22 Bowes Road/Wilmer Way Sites (Site 11)
New development on the part of the site which addresses the Telford Road/Bowes Road junction should help define and enclose this key junction. Key principles for this part of the site include:
- Site is appropriate for housing-led redevelopment with the ground/lower floors being appropriate for community uses
- Access and parking should be resolved via the Wilmer Way entrance to the site.
- High quality design is a priority on this highly prominent site with new development of up to 6 storeys being considered appropriate.
- New development on the lower and upper floors, should address and be accessible from the Bowes Road frontage.
- The design of and any landscaping associated with new development should incorporate measures to mitigate against noise and air pollution.
The land to the rear of the corner plot presents the opportunity for new mews style development which could contribute significantly to the provision of family houses in the area. Key principles for this part of the site include:
- Accessed directly off Wilmer Way, the site is suitable for two storey mews style housing with private gardens arranged along the boundary with Broomfield Secondary School.
- There is an opportunity to create a new link to the Ritz Parade subject to land becoming available.
- Care should be taken in the design of the buildings and the boundary treatment to respect residential amenity of occupiers of the Bowes Road properties and to create an appropriate boundary between the school and the dwellings.
Combined, the sites have the capacity for approximately 55 dwellings with capacity for ground floor community uses of approximately 600 - 1,200sqm.
The Junction is a key node along the A406 and recognised as a point of transition in the local townscape. These large sites therefore present an opportunity to deliver high quality new horsing-led development with buildings that directly address the Junction and treat It as a space and not simply a traffic dominated junction. In doing so, a more balanced relationship should emerge between the existing traffic role of the junction and its role as a key point of convergence for local people as they travel to school, to the local shopping centres and other important local amenities. New development can help improve the legibility of the area and create more active and pedestrian oriented building frontages.
The lower floors of the building addressing Bowes Road could be appropriate for non-residential/ community uses. The need to ensure that new development addresses the main road combined with the need to create living environments conducive to family life presents particular challenges and an appropriate non-residential use in this location could therefore have some benefits. In addition, the concentration of new residential development both along the A406 and within the New Southgate area will give rise to the need for significant community infrastructure which such a use could help address. However, significant access issues will need to be resolved if this use is to be considered appropriate in this busy location.
The introduction of a new mews style development to the rear of the site along the boundary with Broomfield School is seen as an appropriate exception to the general policy seeking to resist backland development. This form of development is considered appropriate in this circumstance in view of the relationship between the site and the school and the fact that development along this boundary would make the school more secure. However, great care will need to be taken to ensure that the relationship between any new development of Broomfield Secondary School is considered acceptable with issues relating to overlooking, overshadowing and school security being particularly important.
For more information please see the North Circular Area Action Plan