Transforming Edgware town centre

Our masterplan for Edgware will unlock one of London’s largest and most ambitious regeneration projects, featuring new homes, green infrastructure, and a revitalised economy centred around a modern, sustainable transport interchange, following the securing of outline planning permission.

Working closely with client Ballymore and Places for London, the wholly owned commercial property company of Transport for London (TfL), the approved plans will see 3,365 new homes, including 1,150 affordable homes, and 463 student accommodation spaces, replacing a 1990s shopping centre and surface car park.

In addition, the £1.7 billion investment will create over 1,400 full-time jobs and generate £80 million GVA for the local economy. The scheme will feature 4.8 hectares of green and open space, including opening access to the new Deans Brook Nature Park. Commercial and leisure space will also see vast improvements with 42,735 m² of new shops, cafés, restaurants and a new cinema introduced.

A major upgrade to Edgware’s transport infrastructure will deliver a new, larger and more accessible bus interchange at the heart of the town centre. This new facility will feature covered seating areas, step-free access and clear links to the Underground, creating a safer and more welcoming environment for all passengers. With complete continuity of services, there will be no reduction in bus routes, ensuring the community continues to benefit from the same level of service and connectivity.

The masterplan will restore Edgware’s reputation as a green and healthy place to live through the creation of new parks and play spaces for the community. Bringing the community together, previously disconnected locales are connected by a network of walkable and cyclable streets, which seek to reduce car dependency and increase active travel.

During the extensive public consultation on the plans, over 2,600 supportive comments were gathered, including the need for “new affordable homes that will be so helpful with the increasing cost of living and scarcity in affordable homes.” Comments also touched on the town’s need for revitalisation, “the shopping centre and surrounding area is unkempt”, and an improved passenger experience, “the bus garage is a danger with buses in and out of one place.”

Glenn Howells, Partner at Howells, said: “We believe that this development will positively transform Edgware through the delivery of a healthier, better-connected town centre and a diverse range of high-quality homes.

“This project will connect separated communities and facilities through a network of green, walkable streets and new public spaces. It also opens up existing unused green areas and creates a town square that will be the vibrant ‘living room’for future generations.

“This is one of the most ambitious and complex projects we've undertaken. I’m confident that once completed, it will make Edgware town centre one that local communities will enjoy and be proud of.”

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.”