Brent Cross Town

Brent Cross Town under construction in March 2025
The existing Brent Cross Shopping Centre

Brent Cross Town is a new town centre development located between Hendon and Cricklewood, in London. The development will include 6,700 homes, workspace for 25,000 people, parks, transport improvements and a 592,000 sq ft (55,000 m2) extension of Brent Cross Shopping Centre.[1][2] In 2024 the expected cost of the regeneration project was suggested to be £8 billion.[3]

In July 2018 it was reported that the shopping centre extension would be delayed indefinitely.[4] In March 2019, the government granted over £300 million to Barnet Council to deliver the new station and other infrastructure necessary for the development.[5] In November 2019, the developers and the council agreed a new timetable in which the shopping centre expansion would come later in the development.[6]

The developers of the scheme are Related Argent. The scheme is a joint venture between Barnet Council and the developer.[7][8] Construction was started in 2020 and the first residents started to move in during 2025.[9][10]

History

In 2003, planning permission for a 27,000 sq m extension to Brent Cross Shopping Centre was rejected by the Office of the Deputy Prime Minister, because of its over reliance on car transport, and because sentiment had moved away from "out-of-town" shopping centres – which Brent Cross was considered to be.[11] Brent Cross was designated by the Mayor of London in the London Plan as a 'proposed opportunity area'.[12]

In a renewed effort to improve the area,[13] the London Borough of Barnet approved a "Brent Cross, Cricklewood and West Hendon Development Framework" plan[14] in 2004. This was to redevelop the whole Brent Cross district on both sides of the North Circular Road, not just the shopping centre. There would be more shops (retaining the old shopping centre), but also extensive new housing and offices, along with attempts made to regenerate West Hendon and Cricklewood.

The document stated that,[15]

It is forecast that the land use proposals within the Framework will generate 132,800 new person trips per 12-hour weekday into the area, including 29,100 additional vehicles. An additional 35,800 passengers per day will arrive by bus and 28,900 passengers will arrive by rail or underground. Walking and cycle journeys will be shorter in distance and many of these will be made entirely within the area.

The local planning authority's estimate[16] of "29,100 additional vehicles" (for a 12-hour weekday period) was a mobilising issue for local environmental, transport and residential groups, in their opposition to the planned redevelopment.

The plans were promoted by the Greater London Authority, the major land owners, developers and the local authority, and became Supplementary Planning Guidance, and were incorporated into Barnet's Unitary Development Plan. Since then, redevelopment of the West Hendon housing area, further north on the A5 road, has been dealt with separately.

The shopping centre developers are the owners of Brent Cross Shopping Centre (Hammerson and Standard Life Investments).[17] In 2025 Hammerson increased its stake to over 90%.[18] Barnet Council owns the freehold of the shopping centre, and much of the land to the south of the North Circular Road. The council purchased land in the area via a compulsory purchase order.[19]

Planning applications

The developers first made their plans for the development public in October 2006.[20] Further planning proposals for the development were later submitted to Barnet London Borough Council on 25 March 2008,[21][22][23] partly in outline, followed by the required transport assessment in November 2008. Barnet Council extended the planning consultation, so public comments, support and objections could be made. A planning application of this size requires the approval of the local borough and the Mayor of London, and can also be reviewed by the Secretary of State.[24]

Mayor of London Boris Johnson signalled his support in principle to the development, subject to certain concerns regarding the design, social housing and transport links being addressed.[25] The Greater London Authority's report included criticisms and challenges from Transport for London.[26][27] The London boroughs of Brent and Camden, whose roads border the development area, formally objected.[28] Although the planning application stresses the importance of walking, cycling and public transport, specialist organisations such as the London Cycling Campaign and the Campaign for Better Transport also objected.[28] Local residents and Friends of the Earth objected to the proposals for a new waste facility on the edge of the development[28] and a coalition of objectors, Coalition for a Sustainable Brent Cross Cricklewood, was formed.[29]

Consequently, the developers added supplementary documents to the application, with Barnet Council again extending the planning consultation, in addition to twice postponing the committee meeting to consider the application. The council officers formally recommended approval of the application[30][31] and the planning committee gave outline approval on 19 November 2009.[32][33][34]

On 16 March 2010 the then Secretary of State for Communities and Local Government John Denham issued a 'stop notice' directing Barnet London Borough Council not to grant planning permission to Brent Cross Cricklewood without specific authorisation.[35] In June 2010 it was announced that the Secretary of State for Communities and Local Government Eric Pickles would not be recommending the holding of a public inquiry for the development.[36] The Council issued planning consent on 26 October 2010.[37]

Subsequent further planning applications have been made, for individual plots, such as:

Co-living homes: A development of 352 co-living homes designed by Assael Architecture and Exteriors for Halcyon Development Partners and DTZ Investors was approved. This will have vast communal areas and amenities such as a gym, spa and co-working space.[38]

Retirement living homes: Planning permission was granted for 148 retirement homes for people over sixty, via the Audley Group and Senior Living Investment Partners (SLIP), which will be operated by Audley Group. Planned amenities include a village hall, a health and wellness centre, residents’ lounge, outdoor gardens and terraces as well as a café/ bistro.[39]

Construction

Construction commenced in 2020, with early enabling infrastructure work completed by Galldris.[40]

The Exploratory Park, a new public park, opened in August 2020.[41] In October 2020, the developers Related Argent released their plans for the new town, including facilities for sport and play, pedestrian-friendly routes and being a net zero carbon town by 2030.[1]

Residential properties include The Ashbee and The Delamarre, which have views over Claremont Park. These will include stone countertops, excellent Wi-Fi and mobile signals, intelligent storage, energy-efficient LEDs, underfloor heating and instant boiling water taps.[42]

Many contractors are involved in the project, including Galldris Group (groundwork and infrastructure) Allies and Morrison (masterplan), Woods Bagot (interior design for the first phase of residential developments), Gillespies (landscape planning and the public realm masterplan), Vattenfall (heat network), Waterman Group (infrastructure and environmental activities), Munnelly Support Services (logistics and security) and Maccreanor Lavington, Whittam Cox Architects and Townshend Landscape Architects (design and architectural work).[42]

The substation, which will provide 100% renewable energy to Brent Cross Town, was built using salvaged oil pipeline steel and low carbon, low/no cement concrete. The structure is also the largest permanent public artwork in the UK, has an array of colour, with a motivational message of “Here we come, Here we rise and shine,” surrounding it, that was created by artist Lakwena. In March 2024, it was reported that it had won a Civic Trust Award.[43][44]

In June 2024, the business and innovation district started to be built. BAM was chosen to build 3 Copper Square, with Sheffield Hallam University expected to be a tenant, creating their first campus in London.[45] Sheffield Hallum University will be based on the lower six floors, with space for others available on the top seven floors. The architects were ShedKM and the structure is cross-laminated timber and concrete with exposed timber soffits. The building includes private and communal terraces.[46]

Transport

The A406 near Brent Cross Shopping Centre and Brent Cross Underground Station
Western entrance of the new Brent Cross West station

An investment of around £500 million in transport infrastructure is planned as part of the development, including:[47][48]

In December 2023, Brent Cross West railway station opened. The cost of the new station was £419 million and it is served by trains on the Thameslink cross-London route. It is in Travelcard Zone 3. The Mayor of London attended the opening.[49] This station also provides pedestrians with a overbridge that connects the A5 to the residential area being developed, improving local transport for walkers and cyclists, providing a connection between two areas separated for over 150 years.[50]

See also

References

  1. ^ a b "Brent Cross Town media release - October 2020" (PDF).
  2. ^ "Full consent for £4.5bn Cricklewood scheme". Property Week. 29 October 2010. Retrieved 12 November 2010.
  3. ^ Joshua, Oliver. "If you build it, will they come?". Financial Times. Retrieved 25 July 2025.
  4. ^ "Part of Barnet regeneration plan put on hold". Barnet Times. 24 July 2018. Retrieved 24 July 2018.
  5. ^ "New station in Brent Cross to be catalyst for thousands of new homes". 14 March 2019.
  6. ^ "New timetable for £4.5bn Brent Cross regen | EG News". 15 November 2019.
  7. ^ "About Us". Brent Cross Town. Retrieved 25 July 2025.
  8. ^ Kucharek, Jan-Carlos (13 November 2023). "Brent Cross Town, north London's new £8 billion 'park town' takes shape". www.ribaj.com. Retrieved 25 July 2025.
  9. ^ "Brent Cross Town". Retrieved 1 March 2025.
  10. ^ "Brent Cross Town welcomes its first residents | Barnet Council". www.barnet.gov.uk. 7 March 2025. Retrieved 25 July 2025.
  11. ^ Google docs Brent Cross Final Decision Letter, December 2003
  12. ^ Mayor of London (February 2008). "London Plan (Consolidated with Alterations since 2004)" (PDF). Greater London Authority. Archived from the original (PDF) on 2 June 2010.
  13. ^ London Borough of Barnet Archived June 7, 2011, at the Wayback Machine Proposals for Unitary Development Framework, January 2003 (there is a map on last page)
  14. ^ Development Framework – Contents and chapter 1 only – chapters 2 to 7 also can be accessed Archived 2011-09-27 at the Wayback Machine
  15. ^ Development Framework – Transport section Archived 2012-02-19 at the Wayback Machine
  16. ^ Development Framework – Transport section, page 3 Archived February 19, 2012, at the Wayback Machine
  17. ^ "Hammerson and Standard Life Investments submit detailed plans for Brent Cross Shopping Centre redevelopment". Hammerson. Retrieved 12 August 2025.
  18. ^ Murrey, Amber (12 May 2025). "Brent Cross shopping centre taken over in £200m deal". Yahoo Finance. Retrieved 12 August 2025.
  19. ^ "Compulsory purchase order - a schedule of properties | Barnet Council". www.barnet.gov.uk. Retrieved 12 August 2025.
  20. ^ "Regeneration game". This is Local London. 12 October 2006. Retrieved 12 November 2010.
  21. ^ "Plans for £4.5bn Brent Cross regeneration scheme". Building. 26 March 2008. Retrieved 12 November 2010.
  22. ^ "Regeneration juggernaut rolls into motion". Barnet & Potters Bar Times. 25 March 2008. Retrieved 12 November 2010.
  23. ^ Planning application by Brent Cross Cricklewood Development Partners Archived September 27, 2011, at the Wayback Machine
  24. ^ "What powers does the Mayor have for planning applications? | London City Hall". www.london.gov.uk. Retrieved 12 August 2025.
  25. ^ "Boris Johnson backs £4bn Brent Cross Cricklewood plans". Property Week. 20 November 2009. Retrieved 12 November 2010.
  26. ^ Greater London Authority, February 2009 covering letter Archived April 26, 2012, at the Wayback Machine
  27. ^ Greater London Authority, February 2009 detailed report Archived April 26, 2012, at the Wayback Machine
  28. ^ a b c Barnet Council. "Consultation responses". Barnet Council. Retrieved 27 October 2009.
  29. ^ Media reporting on Coalition for a Sustainable Brent Cross Cricklewood group
  30. ^ Barnet Local Planning Authority: recommendation regarding planning application Archived September 28, 2011, at the Wayback Machine
  31. ^ Media reporting on planning application recommendation
  32. ^ "Decisions of the Planning and Environment Committee". Barnet London Borough Council. 18–19 November 2009. Archived from the original on 16 July 2011. Retrieved 19 December 2009.
  33. ^ "Brent Cross Cricklewood £4.5bn plans approved". Property Week. 20 November 2009. Retrieved 12 November 2010.
  34. ^ "£5bn town centre scheme approved". BBC News. 20 November 2009. Retrieved 12 November 2010.
  35. ^ Hayes, Alex (17 March 2010). "Council says Brent Cross Cricklewood stop notice is 'understandable'". Times Series. Retrieved 12 August 2025.
  36. ^ "Go-ahead for £5bn north London town centre scheme". BBC News. 18 June 2010. Retrieved 12 November 2010.
  37. ^ Brent Cross Planning Application, London Borough of Barnet Archived December 26, 2010, at the Wayback Machine
  38. ^ Flatman, Ben. "Assael's 352-unit Brent Cross co-living scheme approved". Building Design. Retrieved 12 August 2025.
  39. ^ "Audley addition to Brent Cross Town approved". www.theconstructionindex.co.uk. Retrieved 15 August 2025.
  40. ^ "Argent unveils designs for £5bn Brent Cross Town". Construction Enquirer. Retrieved 13 August 2025.
  41. ^ "The New Exploratory Park is now open in Brent Cross South". 12 August 2020.
  42. ^ a b "Brent Cross Town, London, UK". World Construction Network. Retrieved 25 July 2025.
  43. ^ "Brent Cross Town Substation". Civic Trust Awards. Retrieved 13 August 2025.
  44. ^ "Brent Cross Town Wins Civic Trust Award". Brent Cross Town. 26 March 2024. Retrieved 13 August 2025.
  45. ^ "BAM gets underway with first office building at London's new Net Zero business and innovation district in Brent Cross Town - - BAM News". www.bam.co.uk. Retrieved 12 August 2025.
  46. ^ "Construction starts on Brent Cross Town's first office building". www.theconstructionindex.co.uk. Retrieved 12 August 2025.
  47. ^ "Transport improvements". Brent Cross Cricklewood. Archived from the original on 29 March 2010. Retrieved 12 November 2010.
  48. ^ "Developers dismiss Barnet call-in fears". Planning Resource. 11 September 2009. Retrieved 12 November 2010.
  49. ^ Johnson, Thomas (11 December 2023). "£419M Brent Cross West becomes London's first new mainline station in a decade". New Civil Engineer. Retrieved 25 July 2025.
  50. ^ "Brent Cross West Station: A platform for regeneration". Mace Group. Retrieved 12 August 2025.

51°34′26″N 0°13′20″W / 51.5738°N 0.2222°W / 51.5738; -0.2222

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