Divisive plans to build more than 3,300 homes across multiple high-rise blocks along with a new bus garage have taken a big step forward – despite local opposition.
Developers Ballymore and Places for London – Transport for London’s property arm – want to build 3,365 flats, including 1,150 affordable homes, in blocks up to 29 storeys in height on a site next to Edgware Underground Station.
In addition, the huge scheme in the heart of Edgware includes 463 student units, a replacement bus station and garage, new library, community centre, and retail and leisure space.
The site is currently occupied by The Broadwalk Shopping Centre and the existing Edgware Bus Station.
Addressing a packed strategic planning meeting on Wednesday, Ballymore’s developments director, Simon Ryan, said the town centre had “suffered from decades of underinvestment”.
Simon said: “We recognise that a proposal of this scale naturally generates strong views but this level of ambition is exactly what’s needed to deliver lasting, meaningful regeneration in Edgware.”
The application is an outline plan for the first phase of the project, which is set to be delivered by 2031 and includes 1,000 of the 3,365 homes, a new Sainsbury’s store, the bus station and garage, a cinema, office space and the library and community centre.
Jeers were heard throughout the meeting from members of the public and the campaign group Save our Edgware, with people shouting “shame” after the vote to approve took place.
Many locals have fiercely opposed the plans, with more than 5,500 objections submitted against the development.
Local concerns centre around the structural integrity of the underground electric bus garage, which will have residential blocks built on top of it, and contain around 190 buses.
In October 2024, London Fire Brigade (LFB) wrote to Barnet Council raising concerns about the garage. It stated: “The potential for so many EV buses poses risks that are not fully understood by the industry at this point in time.”
People are also concerned about adequate space for the new bus station, which will move from behind Edgware Underground Station to the front of it, in Station Road, as well as the height of the tower blocks.
Edgware ward councillors Shuey Gordon and Lucy Wakeley, both Conservative, as well as Edgwarebury Tory councillor Lachhya Bahadur Gurung and Reform’s Hendon councillor Mark Shooter, all gave deputations.
Cllr Wakeley, who wanted the scheme deferred, said putting out an EV fire was “very difficult” and added “most fire brigades” chose to leave them to “burn out” as it was the “safest option”.
She added: “The solution for when that fire is under thousands of homes is unclear.”
However, Anton Schwartz, a resident and supporter of the scheme, said he grew up in the area but his family were “priced out” due to a “profound dearth of housing and a lack of investment” and he wished to return.
Iyabo Johnson, a planning consultant for Savills, who Ballymore often collaborates with, spoke about the phases. She said the plan had a condition that relevant reserve matters would have to be signed off before the outline application commenced and another condition around the transport aspect sought a detailed “interim scheme” before the “cessation of the existing bus services”.
In response to councillors’ questions about the fire risks the developer said the bus garage would “not go ahead unless the fire risks were sorted out”.
Anuta Zack, who heads Save our Edgware, asked rhetorically “what happens if it [the bus garage] can’t be built?”
She said: “There is no safe way to build this garage now or in the foreseeable future, there is no back-up plan. On top of this the scale and massing, the tower blocks are totally wrong for Edgware’s suburban setting; there is no gentle transition, just an abrupt overwhelming leap.”
Following a nearly three-hour meeting, councillors voted six to three, along party lines, to grant planning permission.
