The Planning Issues

Our aim is to try to reflect as closely as possible what the community tells us they want for Archway, so please Contact us.

Rebuilding or Regeneration

Who Should Develop the Site

Type and Scale of Redevelopment

Buildings and Open Space

Dominant Type of Accommodation

Types of Retail Units and Space

Other Types of Retail Unit (non-food)

Leisure and Community facilities

Public Transport

Road Layouts and the Roundabout

Strategic changes to improve the wider area

Other Types of Retail Unit (non-food)

The types of store attracted will be affected by the size of units created, the rents charged and which shops are approached by the developers/property owners.

Redevelopment options	Pros	Cons
Chain stores The draft proposals do not cover further shops but might be altered to do so and could attract smaller branches of mid sized retail chains. The proposals do include a suggested hotel and cinema, both of which would be part of chains.	As with supermarkets, some shoppers prefer to spend with big chains. Because they need to protect their name, chains usually offer a certain guarantee of standards. Chains provide shoppers with access to store brands.	May be more expensive than independent traders. Too many chains would make the area feel increasingly anonymous, like any other High Street. The centre is not large enough for large chain branches, so they would carry only a limited range of stock. Money paid to chains does not stay within the local economy but goes to the chain head office. Archway is unlikely to attract top-league names (Gap, Next etc), but might bring the cheaper, less fashionable stores.
	Chains offer jobs with prospects of promotion within the organisation.	Jobs may be taken by people already within the organisation transferred from other areas.
Smaller retail units and independent shops.	The independent and family-run stores in Archway are one of the area’s key attractions - differentiating it from ‘Clone Town Britain’. Products sold are chosen to appeal to the local market and show variations on what is available elsewhere. Independent shops may include more interesting, one-off type shops. Most of the local shops know their customers by face and even by name, giving a sense of a local neighbourhood with a distinct identity. Local shops tend to use other local businesses for own needs. Money stays within the local economy.	No store own-label goods with implied guarantees of quality or style. Shopping in individual shops feels more time-consuming than a one-stop shop and parking is more difficult.
Market square/public open space.	Would form a focal point for the area, a place to meet and congregate, with cafes with outdoor tables etc.	Land not built on does not generate revenue for the developer.
	This area would provide an opportunity for a few trees and greenery and could be very pleasant.	Urban green spaces require maintenance or get scruffy and vandalised, make the area look worse rather than improving it.
	This sort of area could be a venue for various street markets (general market, farmers market, specialist, e.g. books, clothes etc. A farmers market would be likely after attempt to establish one in Highgate failed because of lack of completely suitable location.) Specialist markets can attract associated permanent shops. This has happened near the weekly Marylebone farmers’ market with delis, cheese shop and more in previously neglected side streets. Markets are a good source of specialist produce, as well as cheap food and clothes. Because they are not usually daily they would not cause significant damage to local shop trade. Markets attract customers into an area from further afield than ordinary shops. Once there these shoppers would also spend in local shop/cafes. A market brings vibrancy to the area where they take place.	Markets generate litter - leading to higher expenditure on street cleaning services. Look untidy compared to shop fronts. A public space that doubles as a market area would require space for market traders’ vehicles to unload/load/park.

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