The Edgware Regeneration and the way politics works in The London Borough of Barnet

On Wednesday, Barnet Council will vote on whether to approve the massive Ballymore regeneration scheme in Edgware. This will change Edgware forever, if it is approved and comes to fruition. The developers, Ballymore will make a very large amount of money from the scheme. As for the existing residents of Edgware, the people who pay their council tax bills, lets be generous and say that the benefits will be far less obvious. Let me share with you the claimed benefits - My observations are in red italics

Town Centre

We intend to build a new Town Square - a destination where people can come together. It will form the centrepiece of the re-development, which will take its inspiration from local architecture, honouring Edgware’s character and heritage. - I am interested to see how shops underneath huge tower blocks 'honour Edgware's character and heritage'. I suppose you could claim that the large Green Sheild House has long been part of the Edgware landscape, but I am far from convinced that this rather dull piece of 1960's utilitarian design is necessarily something Edgware residents want to see used as a model for the rest of the town. I'm yet to be persuaded that this claim means anything beyond an idea in the mind of a marketing person, who obviously assumes the residents of Edgware are a bit dim and will fall for such old tosh.

Public Transport

To reduce congestion and to make crossings safer, we plan to move the bus garage underground, with the passenger terminal remaining at street level and sheltered bus stops dispersed along Station Road. This will support the future electrification of the bus network, reducing noise and pollution. There will also be new and improved connectivity to the Underground. - The idea of putting electric buses in an underground garage is insanity, given the problems with their batteries catching fire. The claim that the putting the gragae underground will reduce congestion is absolutely ridiculous. However you look at it, the existing garage is far safer. There is good interchange with the tube. Given the huge number of new flats, this scheme will clearly make congestion on the Northern Line worse, not better and to claim otherwise is simply dishonest. There are no new transport links.

Meanwhile, pedestrians will find it easier to get around with more paths and safer crossings. And those on bikes can look forward to over 500 short term cycle parking spaces across the scheme. - Given that the new 'safer' crossings are a key benefit, I am surprised that there is no real information on the website explaining how these will be safer. 

Homes

We want to deliver 3,365 new homes of different types and sizes. Up to 35% of homes will be affordable - subject to GLA grant funding - making a significant contribution to Barnet Council’s housing waiting list. These homes will be designed for everyone, from students, families, and those later in life, in an array of tenures including market sale, rental, shared ownership, and affordable rent. We also want our new homes to look contemporary while being sympathetic to other buildings in the area. - The wording here troubles me. It doesn't say 35% of homes will be affordable. It says "up to" meaning far less may be actually delivered, and this is contingent on public money supporting the scheme. Given that the developers will make a lot of money, I am not entirely comfortable with the fact they are getting a bung from taxpayers (most or whom are opposed to the scheme). Anyone familiar with other schemes in Barnet know what happens in the real world when the buildings start going up.

Shops & Restaurants

At the centre of the town will be a new, larger, Sainsbury’s (without a day of trading lost during construction), accessible by the new Sainsbury’s  car park and transport links. We'll have big high street brands plus independent shops and restaurants, so there is choice and variety for everyone. - When they talk about transport links, these are the buses and tubes that already exist. Sainsburys already has a car park. This is not a new benefit

Leisure

We’re pleased to announce that Edgware will get a new cinema. We have pop-ups and a food market planned. And there’ll be community leisure spaces to enjoy - including playgrounds, a new library, gym and swimming pool for families and beyond to enjoy the area. - Excuse my cynicism. I asked Google where the new swimming pool would be. The answer "The new swimming pool, part of the Edgware redevelopment project, will be located at the expanded leisure center near Edgware. The redevelopment plan also includes a gym and fitness studio according to Minuteman Press. The project will also deliver new homes and green spaces, including a nature park according to Ballymore. "

Healthcare

We’ve set aside 20,000 sq ft for health and wellbeing, which could include GP surgeries and dentists. We’re also talking to the NHS about their requirements. This will result in an offering bespoke to the needs of Edgware and its residents. - What exactly does this mean? I note the "could include GP Surguries and dentists" a long way from a firm commitment.This should be a ring-fenced condition of planning.

Open space

We want to make Edgware a greener place with better air quality. We will create 4.8 ha of open space, plant 400 more trees, introduce a new public park with pedestrian-friendly routes linking neighbourhoods, and reinvigorate the nearby Deans Brook Nature Park, opening up parts which have been closed for 100 years. - When they talk about 'creating 4.8ha of open space' this does not mean that there will be a net increase of 4.8ha in undeveloped land. I accept that there will be some improvement in quality and usability of some green space, but I am rather less convinced that this is actually what it is being sold as.

Office space

Besides being a great place to live, we want to make Edgware a great place to work. That’s why we are also planning a mixed-use building with over 50,000 ft sq of flexible offices, workspaces and hotel rooms - perfect for small businesses – right in the centre. - I know a fair few businesses owners in Edgware. They tell me that Edgware is a great place to live in and work in, but they are less than convinced that this will be improved for them, existing residents and business owners, who have paid their taxes for decades.

In short, many of the most important benefits, such as new affordable housing are not guaranteed. The underground bus station is a bonkers scheme that the Fire Brigade have expressed concerns about. I am not anti development. If this whole scheme wasn't riddled with if's, buts and convenient get outs for the developers for important commitments, I may support it. The truth is that if there own PR material is riddled with claims that don't stand up to scrutiny, what chance is there that this scheme will actually be good for Edgware?

But what concerns me more than the scheme is the way it has shown the uttwer hypocrisy of our local politicians. Prior to 2022, when Labour won in Barnet, they were very sceptical about this scheme. The Tories, on the other hand, where totally behind it. As soon as they lost, the position reversed. There has been absolutely no change in council policy towards the scheme and Ballymore as a result of regime change. 

Let me ask you this. Who elects our local politicians, who pays their 'allowances', who are they meant to serve? The answer is us, the voters. They are meant to be on our side, and they are meant to ensure that council officials work for us, as residents and tax payers. What we actually have is a bunch of people, who seemingly despise the voters. When I attended a recent Council cabinet meeting, I was truly shocked at the way things are under Labour. They are not rude and revolting to the public, as the Tories used to be. They are polite, but they made it absolutely clear that they had no interest at all in the views of the public. So who's views are they interested in? Well they seem very interested to cosy up to big developers. I do not think that the relationship should be hostile, we are all grown ups and we know that we need more housing. What, however, we should expect is for councillors to be our advocates. They should be on our side and be making sure that when developers submit schemes, they take account of existing residents and minimise impacts on them, as well as maximising benefits.

It's all rather sad. I won't be going to Wednesday's meeting. I have tickets for a concert. One thing I learned at the cabinet is that Labour 'sort business out' before the public are involved.