10 Ponders End: High Street and Central Area

10.1 Introduction

10.1.1 The Council’s Core Strategy defines the Ponders End Place Shaping Priority Area, of which Ponders End Central forms a part. Core Strategy Policy 41 sets out planning policy for the area, and provides a range of objectives, including the following specific to Ponders End Central:

A holistic development at Ponders End Central incorporating the former Middlesex University campus, Queensway employment area, better use of land around the Tesco store and a vibrant, good quality local shopping centre and community hub, with vacant sites along Ponders End High Street redeveloped to complement the local offer.

10.1.2 The area is the subject of the Ponders End Central Planning Brief that was adopted as a Supplementary Planning Document (SPD) by the Council in May 2011. This AAP will replace some of the guidance within the Planning Brief, and the Brief itself will be updated to reflect the changes made in the AAP.

10.1.3 Outline planning permission was secured for the residential-led mixed use development of the Queensway Campus Site and the land fronting onto the High Street in 2013. This scheme re-named the site the ‘Electric Quarter’ Subsequent to the grant of planning permission, the Queensway Campus site was sold by Middlesex University. A planning application is expected soon to bring forward a Free School on the site. The plans for a Free School significantly change the potential of Ponders End Central to deliver new housing and to meet all of the requirements of the adopted Planning Brief. However, the area fronting onto the High Street and Swan Annex continues to have potential for residential-led mixed use development, possibly delivering around 200 new homes.

10.1.4 Design work is underway on proposals to improve the public realm of Ponders End High Street, with a detailed design expected to be complete by Winter 2014. This project is funded by Transport for London, and its aim is to improve the environment, particularly for pedestrians, cyclists and bus uses, whilst ensuring that the scheme reinforces local distinctiveness and supports the economic activity of the High Street.

10.1.5 This AAP sets out policy for the future development that has regard to the adopted Planning Brief whilst taking into account the changes in circumstances. The chapter provides policy in relation to two areas:

Ponders End High Street; and
Ponders End Central Area.

Ponders End Central: Aerial view of the central area of A1010 Ponders End High Street

Ponders End Central: View looking north along A1010 Ponders End High Street, with Jalaliah Jamme Masjeed Mosque in foreground

Policy Context for Chapter 10: Ponders End: High Street and Central Area
London Plan	Policy 2.14: Areas for Regeneration Policy 4.8, Supporting a successful and diverse retail sector Policy 7.4 Local Character Policy 7.4 Public Realm
Upper Lee Valley Opportunity Area Planning Framework (July 2013)	Objective 1 Objective 2 Objective 7 Chapter 8 9.2: A corridor of opportunity
Core Strategy (Adopted Nov 2010)	Policy 17: Town Centres Policy 18: Delivering shopping provision Policy 30: Maintaining and improving the quality of the built environment Policy 40: North East Enfield Policy 41: Ponders End
Adopted Development Management Document (November 2014)	Policy DMD25: Locations for new retail, leisure and office development Policy DMD28: Large local centres, small local centres and local parades Policy DMD37: Achieving high quality and design-led development
Other Sources	National Planning Policy Framework National Planning Policy Guidance Ponders End Central Planning Brief, 2011 Design Ideas: Ponders End (SKM), 2012 Enfield Mini Holland Bid Document, Dec 2013 Ponders End Framework for Growth, (Studio Egret West) 2009 Ponders End Planning Briefs - Feasibility Report (Savills), 2009 Town Centre Uses and Boundaries Review, 2013

10.2 Ponders End High Street

10.2.1 Ponders End High Street is home to a variety of businesses, all providing a unique offering to residents. From dry cleaners, to baklava bakeries, and from specialist restaurants to insurance brokers, Ponders End High Street has a lot to offer.

10.2.2 The building line is generally weak, however, with a varied building line fronting the street. The terraced pattern of the older buildings fronting directly onto the street ties into the urban grain to the north and south, which is considered an important element of the High Street. In places there are buildings of architectural merit but also new developments that do not positively impact on the street scene. Buildings identified as having architectural merit, whilst not being listed, are the Goat Public House, Swan Annex, Tara Kindergarten and the White Hart Public House.

10.2.3 The major junctions at Nag’s Head Road and South Street form ‘gateways’ to the High Street, marking a transition from predominantly residential uses the the vibrant mixed-use heart of the High Street.

10.2.4 There is a large Tesco store at the northern end of the High Street. It is set back from the street frontage and as such does not contribute positively to the street scene. It has a large car park with some unattractive edges onto the backs of adjacent properties. Should Tesco seek to redevelop or refurbish the store, there may be opportunities to introduce additional floorspace that can contribute both to the liveliness of the High Street and to Tesco’s business objectives - e.g. a store cafe fronting onto the High Street.

10.2.5 The food stores to the south include Asda - these feel rather detached from the shopping area as a whole as the stretch of the High Street running north to South Street is mostly residential. 10.2.6 The recent improvements to the entrance to Ponders End Park have transformed this part of the High Street, creating an open and welcoming gateway to this important green space.

10.2.7 Some parts of the High Street are very wide, a remnant of the tram route that used to run along the street. Pavement widths are variable - in some places almost too wide, and in others too narrow. There is a lack of consistency in the pedestrian environment.

Key plan showing location of Ponders End High Street within overall NEE area

Figure 10.1: Ponders End High Street - Key Issues

Figure 10.1 Key

Policy 10.1: Ponders End High Street

Develop a comprehensive street design scheme which - through public realm enhancements - helps to enhance local distinctiveness, support Local Centre activity and contribute to an improved sense of security whilst still providing for traffic movements. This scheme should include the principles and projects set out in Figure 10.2, which include:

comprehensive de-cluttering and tidy-up of the street by rationalising signage, road markings and street furniture;
creating a focal zone related to the redevelopment of Ponders End Central and Swan Annex where building frontages are improved and new paving, street furniture and signage creates a distinctively high quality place;
improving the southern gateway at South Street through public realm improvements, works to the site of the former pub on the corner of South Street and improving the visibility of setback shop frontages; and
ensuring that the works to the southern gateway and the focal zone relate to the character of the improvements made to the entrance to Ponders End Park, so that there is consistency;

Improving the northern gateway by:

encouraging improvements to the Tesco Store so that its frontage relates more positively to the High Street. More ambitious redevelopment proposals would be welcomed, and could include new mixed-use development to the rear of the High Street that backs onto the unattractive edges onto the car park; and
the junction with Nag’s Head Road is very busy. However, a scheme to improve connectivity for pedestrians and cyclists should be undertaken in conjunction with public realm works to improve the northern gateway. Improvements to the Tesco store would add significantly to such public realm works, and ideally the two should be carried out in tandem.

Project Ref	Description
10.1a	Improvements to the northern gateway
10.1b	Creating a focal zone related to the redevelopment of Ponders End Central and Swan Annex, and implementing improvements to shop fronts and public realm.
10.1c	Improvements to the southern gateway at South Street

Figure 10.2: Ponders End High Street - Policy Principles

Ponders End High Street

Ponders End High Street: Illustration showing potential improvements to northern gateway. This includes: (i) redevelopment or refurbishment of the Tesco food store to bring the entrance forward towards the High Street, creating additional floorspace and a more positive frontage to the street; (ii) a dedicated lane is provided for cyclists as part of the overall improvements to the length of the A1010; and (iii) improved paving, including a ‘square’ across Ponders End High Street as both a traffic calming measure and a means of creating a visual ‘gateway’ from the north.

10.3 Ponders End Central Area

10.3.1 Ponders End Central comprises three distinct zones:

the area fronting onto the High Street, including retail buildings and the historic Swan Annex;
the former Middlesex University campus site (also referred to as the Queensway Campus), incorporating the Broadbent listed building; and
the Queensway Industrial Estate to the north.

10.3.2 Fig 10.3 opposite describes the key issues that any development of the area must take into account. In terms of routes and linkages, these include:

there are three opportunities for accessing the site by vehicle:
- from Ponders End High Street, where a road provides access to the car park, library and kindergarten. This is an awkward junction that conflicts with the car parking outside the shops to the south;
- via the multi-storey car park on Queensway; and
- via the existing access road to the Broadbent buildings.
the last two access points are narrow and currently suitable only for one-way access;
the Queensway Industrial Estate is a successful community of small scale industrial units housing a range of employment uses and some community uses, including places of worship. Chapter 6, Employent and Retail Parks, sets out policy in relation to Queensway. The street environment is poor for pedestrians, cyclists and vehicles - there is an opportunity to make the street work better for all modes;
there is currently no pedestrian access across the site. The Planning Brief identifies that an east-west pedestrian access is desirable. This would provide an alternative to the vehicle-dominated Queensway, but is likely to be difficult to achieve with an educational use on the site; and
there is a direct pedestrian link across Tesco’s car park to the store that is well protected from vehicles. However, the lack of any buildings overlooking it make it rather unattractive particularly out of daylight hours.

10.3.3 There is a wide mix of different building types and quality on and adjacent to the site:

the University buildings were introduced over many years, leading to a disparate and badly planned area. Within the site, however, are some architectural gems, including the Grade II listed Broadbent building which must be retained. Any new development around it must respect its character and setting and, where possible, enhance the building;
the library is tucked away and not visible to passers-by. This has some advantages in providing a safe environment for children attending initiatives such as homework clubs but - as an important community use - the library should have a stronger presence in the area;
the Jalaliah Jamme Masjeed Mosque is a key community building. However, its setting is compromised by the poor quality buildings next to it and open areas of storage. There is insufficient space for people to gather before or after prayers;
the multi-storey car park on Queensway is an unattractive building that provides a poor quality ‘gateway’ to the site; and
the rear gardens of residential properties back onto the site’s southern and western boundaries. Any new development will need to ensure that the privacy and security of these rear gardens is carefully considered;

Key plan showing location of Ponders End Central within overall NEE area

10.3.4 There are a number of existing trees within the site that should be retained and integrated into any development proposals.

Figure 10.3: Ponders End Central- Key Issues

Policy 10.2: Ponders End Central

Ponders End Central forms a key development opportunity within the NEE Area, and its redevelopment has the potential to transform this part Ponders End High Street. Key principles are set out in Figure 10.4 and include:

development should follow the principles set out in the Ponders End Central Planning Brief. However, uses other than residential on the Queensway Campus may be an acceptable alternative to those uses required by the Planning Brief;
development onto the High Street should create positive frontages, with retail and other uses appropriate to the town centre at ground floor and residential above. Moving back from the High Street, the development should be predominantly residential with good quality streets and spaces;
the positive frontages onto the High Street should be designed to reflect the scale and grain of the existing area, particularly respecting the vertical rhythm of shopfronts;
development onto the High Street should include the public realm improvements set out in Project 10.1b;
a pedestrian and cyclist route should be provided adjacent to the Jalaliah Jamme Masjeed Mosque. This should be designed as a high quality landscaped space suitable for users of the Mosque and other community facilities to gather in;
new development on the High Street should be carefully designed so as to terminate views along streets and other public areas with positive building frontages;
the boundary between mixed-use development onto the High Street and the school should be sensitively designed to (i) minimise overlooking of the school area from new development; and (ii) minimise exposed blank boundaries to the school onto publicly accessible areas within the mixed-use development;
whilst the former Middlesex University site and the area onto the High Street will come forward separately, they should be designed so that they can be connected together (for pedestrians, cyclists and cars) in the future should the pattern of uses change; and
Swan Annex frontage and main building should be sensitively converted to a use that supports High Street activities.

The development should create positive frontages onto the High Street
	Retail and other uses at the ground floor help to reinforce the liveliness of the High Street
This well-established mixed-use building in Tooting combines a food supermarket with a college above. The elevation reflects the rhythm established by the existing High Street shops

Figure 10.4: Ponders End Central- Policy Principles

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